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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Turn key restaurants
388 Boston Post E Rd Marlborough, MA 01752
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0974915
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,256 SF
Lot
0.32 ac (13,860 SF)
APN
MARL M:073 B:054A L:000
UPID
US38-0974915
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$705k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$795k
Owner & transaction history
370 Boston Post Road LLC · 3 yrs held
370 Boston Post Road LLC
since 2023
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$755,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$945,000
Current use
AUTO REPAIR, GARAGE
$915,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$880,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$795k
Range $716k – $875k · ±10% · vs last sale $800k (Dec 2 2021)
Last sale anchor
$800k
Dec 2 2021
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
$244 / 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
$14,068
Tax year 2024
Assessed value
$796,600
Assessed 2024
Previous assessed
$796,600
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$259,100
Assessed improvement
$537,500
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
3,256 SF
Lot
0.32 ac (13,860 SF)
APN
MARL M:073 B:054A L:000
UPID
US38-0974915
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$915,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
RETAIL STORES
Est. value
$880,000
RESTAURANT Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
370 Boston Post Road LLC
Entity
Mailing address
45 E MAIN ST STE #12, WESTBOROUGH, MA 01581-1446
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2023
—
370 Boston Post Road LLC
66 Otis Street LLC
Quit Claim Deed
related
—
Dec 2, 2021
$800,000
66 Otis Street LLC
Abl Properties LLC
Quit Claim Arm's Length For Ne States
—
Jun 2, 2016
—
Villages Route 20 RT
—
Deed
related
$550,000 · Mutualone Bk
Oct 23, 2012
$350,000
Villages Route 20 RT
Bertuccis Restaurant Corp
Grant Deed
—
Oct 12, 1989
$675,000
Bertuccis INC
Restaurant RT
Grant Deed
$540,000 · Saugusbank
Aug 7, 1989
—
Mushroom Bpr RT
—
Deed Of Trust
related
$25,000 · Zwi Kohorn
Dec 16, 1988
—
Mushroom Brp RT
—
Deed Of Trust
related
$210,000 · Worth Funding INC
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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