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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Commercial real estate
345 Main St, Northborough, MA 01532-2117
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1061322
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1988
Total area
12,119 SF
Lot
1.8 ac (78,404 SF)
Zoning code
BW
APN
NBOR M:0810 L:0017
UPID
US38-1061322
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
-
Goswick Eye Northborough Ophthalmologist (Bike/Boat/Book/etc) Store
-
Tradebe Environmental Services - Northborough, MA Recycling Center Waste Management Facility
-
Dr. Christopher Goswick Physician
-
Monica Miller Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$1.25M
Owner & transaction history
25 Balcom Rd LLC · 1 yrs held
25 Balcom Rd LLC
since 2024
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
BW · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+42.6%
Auto repair, garage
$1.9M
+39.4%
Office building
$1.7M
+23.6%
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 Northborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northborough 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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$1,820,000
6.5%
$1,680,000
7%
$1,560,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,335,000
Current use
RETAIL STORES
$1,900,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,860,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$1,650,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,530,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,455,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,215,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (Aug 27 2024)
Last sale anchor
$1.25M
Aug 27 2024
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
$103 / 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
$13,113
Tax year 2024
Assessed value
$918,300
Assessed 2024
Previous assessed
$918,300
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$311,200
Assessed improvement
$607,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1988
Heating
NONE
Buildings
3
Stories
1
Units
5
Total area
12,119 SF
Lot
1.8 ac (78,404 SF)
Zoning code
BW
APN
NBOR M:0810 L:0017
UPID
US38-1061322
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BW · Northborough, MA
Zoning BW · permitted uses
BW · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1988
Heating
NONE
Stories
1
Buildings
3
Units
5
Lot
1.8 ac
Current owner
From public records · entity-resolved
25 Balcom Rd LLC
Entity
Mailing address
345 W MAIN ST #2, NORTHBOROUGH, MA 01532-2117
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2024
—
25 Balcom Rd LLC
—
Deed
related
$100,000 · Avidia Bank
Aug 27, 2024
$1,250,000
25 Balcom Rd LLC
Tradebe Treatment & Recyc
Quit Claim Arm's Length For Ne States
$937,500 · Avidia Bank
Mar 21, 2024
—
Phoenix-durango LLC
—
Deed
related
$428,109 · Bank Of America NA
Jun 27, 2016
—
Phoenix-durango LLC
—
Deed
related
$257,000 · Bay Colony Dev
Mar 21, 1990
$9,300
Zecco INC
Erickson,marion
Grant Deed
—
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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