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Property profile & analytics
OFF-MARKET
Estimated value
$8,615,000
Office buildings
397 Williams St, Marlborough, MA 01752-6066
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0869924
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
129,440 SF
Lot
18.82 ac (819,799 SF)
APN
MARL M:102 B:004 L:000
UPID
US38-0869924
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
$8.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.54M
Blend (final)
Blend
$8.62M
Owner & transaction history
Shangai Keqian Boston Tec · 3 yrs held
Shangai Keqian Boston Tec
since 2023
Last sale
$9.0M
5 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
$8,330,000
ML approach
$8,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.62M
Range $7.75M – $9.48M · ±10% · vs last sale $9.00M (Jun 22 2023)
Last sale anchor
$9.00M
Jun 22 2023
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
$67 / 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
$172,390
Tax year 2024
Assessed value
$9,761,600
Assessed 2024
Previous assessed
$9,761,600
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$4,544,600
Assessed improvement
$5,217,000
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
129,440 SF
Lot
18.82 ac (819,799 SF)
APN
MARL M:102 B:004 L:000
UPID
US38-0869924
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
Building & site characteristics
From public records
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
18.82 ac
Current owner
From public records · entity-resolved
Shangai Keqian Boston Tec
Individual
Mailing address
1610 WORCESTER RD APT 643A, FRAMINGHAM, MA 01702-5459
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Massachusetts Intl Ctr
—
Deed
related
$1,000,000 · Reliable Mgmt And Inv
Jan 16, 2024
—
Shanghai Keqian Boston Te
—
Deed
related
$1,000,000 · Newburyport Five Cents Savings Bank
Jun 22, 2023
—
Shangai Keqian Boston Tec
Marlborough City Of
Redemption Deed
related
—
May 23, 2017
$9,000,000
Keqian B Shanghai
Nv Williams Street LLC
Quit Claim Deed
—
Mar 13, 2014
$5,260,000
Nv Williams Street LLC
Williams Street RT
Quit Claim 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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