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Property profile & analytics
OFF-MARKET
Estimated value
$5,070,000
Office buildings
333 Tpke Rd Southborough, MA 01772-1755
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1331130
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
38,140 SF
Lot
5.36 ac (233,394 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0012.A
UPID
US38-1331130
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
VNA Care Home Health Care Service Hospice
-
MetroWest HRMA Association Or Organization
-
Waltech IT Consulting Firm (Bike/Boat/Book/etc) Store
-
ARCpoint Labs of Southborough-Framingham Drug Testing Service Blood Testing Service
-
BARRETT FAMILY WELLNESS CENTER INC Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.86M
Blend (final)
Blend
$5.07M
Owner & transaction history
337 Turnpike Road LLC · 10 yrs held
337 Turnpike Road LLC
since 2016
7 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.2M
+38.7%
Retail stores
$6.0M
+15.4%
Auto repair, garage
$5.9M
+12.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,185,000
Current use
RESTAURANT
$7,190,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$5,985,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,850,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,815,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,575,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,200,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.07M
Range $4.56M – $5.58M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$133 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$55,018
Tax year 2024
Assessed value
$3,955,300
Assessed 2024
Previous assessed
$4,105,300
-3.7% YoY
Effective rate
1.39%
On assessed value
Assessed land
$981,300
Assessed improvement
$2,974,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
4
Bathrooms
4
Total area
38,140 SF
Lot
5.36 ac (233,394 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0012.A
UPID
US38-1331130
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
IP · Southborough, MA
Zoning IP · permitted uses
IP · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.2M
RESTAURANT
Est. value
$7.2M
RETAIL STORES
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.2M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
4
Bathrooms
4
Lot
5.36 ac
Current owner
From public records · entity-resolved
337 Turnpike Road LLC
Entity
Mailing address
200 WHEELER RD STE #210, BURLINGTON, MA 01803-5500
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2016
$3,450,000
337 Turnpike Road LLC
Southborough Equity Ptnrs
Quit Claim Deed
$3,300,000 · Middlesex Svgs Bk
May 13, 2016
$5,163,990
Southborough Business
Southborough Equity Pt
Quit Claim Arm's Length For Ne States
$2,700,000 · Century Bank & Trust Co
Mar 7, 2013
—
Southborough Equity Ptnrs
—
Deed Of Trust
related
$6,800,000 · Peoples Bank
Dec 4, 2008
$1
Southborough Equity LLC
Ks Bf Owner LLC
Grant Deed
—
Dec 4, 2008
—
Southborough Equity LLC
—
Deed Of Trust
related
$6,400,000 · Peoples Bank
Jan 30, 2007
—
Countrywide Commerc Ret
—
Deed Of Trust
related
$16,476,630 · Countrywide Funding Corp
Jan 23, 2007
$5,200,000
Ks Bf Owner LLC
New Boston Fund INC
Grant Deed
$15,000,000 · Countrywide Funding Corp
May 28, 1997
$4,225,000
New Boston Wayne LP
Boylston Southborough
Grant Deed
$3,165,000 · Citizens Bank Of Ma
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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