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352 Turnpike Rd, Southborough, MA 01772
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Property summary
AI-generated overview
The property located at 352 Turnpike Rd in Southborough, Massachusetts is configured for office and commercial real estate use and is suited for leasing as commercial space.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
70,718 SF
Lot
11.11 ac (483,734 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0003.0
UPID
US38-1948934
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
General Contractor
-
Law Firm
-
Law Firm
-
Employment Agency
-
Engineering Consultant Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.16M
Blend (final)
Blend
$9.24M
Owner & transaction history
since 2013
7 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Zoning description
The purpose of this IP district is to provide areas for the any kind of manufacture, processing or treatment of products, Office, bank, office building, Scientific research and development
General category
INDUSTRIAL
Top alternative use upside
Restaurant
$13.3M
+38.7%
Retail stores
$11.1M
+15.4%
Auto repair, garage
$10.9M
+12.8%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.24M
Value range
$8.32M – $10.16M
±10% around blend
Estimated value / SF
$131 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$8.32M
blend $9.24M
$10.16M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
70,718 SF
Lot area
11.11 ac
Year built
1986
Stories
3
APN
SBOR M:025.0 B:0000 L:0003.0
Zoning
IP
Assessed value
$7,455,700
Annual tax
$103,709
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.69M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.5 mi away · 81,169 SF
17.6 mi away · 90,480 SF
24.0 mi away · 81,000 SF
24.3 mi away · 52,351 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 301 sales
$136
-4%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $131/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+39%
vs current-use indication
Retail Stores
Auto Repair, Garage
Office Building · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.46M
Move the market yield to see immediate price impact.
Value / SF
$105
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$470k
$9.39M
$6.71M
$5.22M
$522k
$10.44M
$7.46M
$5.80M
$574k
$11.48M
$8.20M
$6.38M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$3.14M
3.9 mi · Sep 2025 · $40/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$103,709
Tax year 2024
Assessed value
$7,455,700
Assessed 2024
Previous assessed
$7,222,000
+3.2% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,782,400
Assessed improvement
$5,673,300
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
11
Bathrooms
8
Total area
70,718 SF
Lot
11.11 ac (483,734 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0003.0
UPID
US38-1948934
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
IP · Southborough, MAZoning IP · permitted uses
IP · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this IP district is to provide areas for the any kind of manufacture, processing or treatment of products, Office, bank, office building, Scientific research and development
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
11
Bathrooms
8
Lot
11.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IP
INDUSTRIAL
Jurisdiction
Southborough, MA
Recorded code
IP
Official district
IP
Official district profile
What the municipal code says about IP
Zoning description
The purpose of this IP district is to provide areas for the any kind of manufacture, processing or treatment of products, Office, bank, office building, Scientific research and development
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IP in Southborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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