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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Industrial properties
386 Main St, Northborough, MA 01532-2128
Individually Owned
34-yr Hold
~
Est. High Equity
Property ID
US38-0313697
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1987
Total area
24,352 SF
Lot
3.76 ac (163,794 SF)
Zoning code
BW
APN
NBOR M:0810 L:0009
UPID
US38-0313697
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
-
Oh So Chic Designs Marketing & Advertising Advertising Agency
-
Omark Consultants Inc General Contractor
-
Autism Behavioral Center Social Service Agency Community Center
-
B.Yond Colour Studio Hair Salon
-
Allcast Corporation Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.99M
Owner & transaction history
Paul H Gallagher · 34 yrs held
Paul H Gallagher
since 1992
6 recorded transactions
Zoning & alternative use
BW · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+23.6%
Neighborhood: shopping center
$3.1M
+14.7%
Apartment house (5+ units)
$2.9M
+9.0%
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
COMMERCIAL (GENERAL)
$2,680,000
Current use
OFFICE BUILDING
$3,310,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,075,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,920,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,445,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±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
$82 / 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
$50,300
Tax year 2024
Assessed value
$3,522,400
Assessed 2024
Previous assessed
$3,522,400
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$531,200
Assessed improvement
$2,991,200
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1987
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
16
Bathrooms
4
Total area
24,352 SF
Lot
3.76 ac (163,794 SF)
Zoning code
BW
APN
NBOR M:0810 L:0009
UPID
US38-0313697
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
$2.7M
OFFICE BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
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
1987
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
16
Bathrooms
4
Lot
3.76 ac
Current owner
From public records · entity-resolved
Paul H Gallagher
Individual
Mailing address
386 W MAIN ST, NORTHBOROUGH, MA 01532-2128
Ownership since
1992
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2006
—
Pendleton Square RT
—
Deed Of Trust
related
$1,300,000 · Country Bank
Sep 10, 2003
—
Pendleton Sq RT
—
Deed Of Trust
related
$750,000 · Country Bank
Jul 2, 1997
—
Pendleton Square RT
—
Deed Of Trust
related
$600,000 · Country Bank
Mar 5, 1992
$575,000
Paul H Gallagher
First Essex Sb New Ham
Grant Deed
$460,000 · First Essex Savings Bank
Sep 27, 1990
$1,800,000
Essex Sb New Ham First
386 RT
Grant Deed
related
—
Jul 28, 1987
—
Three Eighty Six RT
—
Deed Of Trust
related
$2,115,000 · Fortune Fncl Group
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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