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Property profile & analytics
OFF-MARKET
Estimated value
$1,660,000
Office buildings
360 Church St, Northborough, MA 01532-1240
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0313105
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,956 SF
Lot
4.7 ac (204,732 SF)
Zoning code
RB
APN
NBOR M:0420 L:0017
UPID
US38-0313105
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
-
ExTerra Big Box & Wholesale Store Food Market
-
Pagetender LLC Advertising Agency Marketing & Advertising
-
V. John Alexandrov Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.66M
Owner & transaction history
360 Church LLC · 11 yrs held
360 Church LLC
since 2015
2 recorded transactions
Zoning & alternative use
RB · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+38.7%
Retail stores
$1.7M
+15.4%
Auto repair, garage
$1.7M
+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 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
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
$1,490,000
Current use
RESTAURANT
$2,065,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,720,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,680,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,385,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,315,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,205,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.66M
Range $1.49M – $1.83M · ±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
$152 / 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
$27,388
Tax year 2024
Assessed value
$1,917,900
Assessed 2024
Previous assessed
$1,917,900
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$398,300
Assessed improvement
$1,519,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
4
Total area
10,956 SF
Lot
4.7 ac (204,732 SF)
Zoning code
RB
APN
NBOR M:0420 L:0017
UPID
US38-0313105
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
RB · Northborough, MA
Zoning RB · permitted uses
RB · 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
OFFICE BUILDING Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.1M
RETAIL STORES
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
4
Lot
4.7 ac
Current owner
From public records · entity-resolved
360 Church LLC
Entity
Mailing address
360 CHURCH ST STE #230, NORTHBOROUGH, MA 01532-1240
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2015
$1,000,000
360 Church LLC
Priority Investments L
Quit Claim Arm's Length For Ne States
$900,000 · Spencer Savings Bank Sla
Feb 1, 2005
$1
Priority Investments LLC
Defeudis,mary C
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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