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Property profile & analytics
FOR LEASE
Office buildings
4 Bellows Rd, Westborough, MA 01581
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-1389652
For Lease
1 / 4
$19 SF/Yr
4 Bellows Rd, Westborough, MA 01581
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
FRAME
Total area
10,368 SF
Lot
1.2 ac (52,272 SF)
Zoning code
BA
APN
WBOR M:0028 B:00059A L:0
UPID
US38-1389652
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
$720k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$715k
Blend (final)
Blend
$705k
Owner & transaction history
East Point Realty LLC · 5 yrs held
East Point Realty LLC
since 2021
Last sale
$700,000
5 recorded transactions
Zoning & alternative use
BA · Westborough, MA
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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
$690,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,140,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $700k (Apr 26 2021)
Last sale anchor
$700k
Apr 26 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
$68 / 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
$16,088
Tax year 2024
Assessed value
$980,400
Assessed 2024
Previous assessed
$980,400
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$421,300
Assessed improvement
$559,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1988
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Total area
10,368 SF
Lot
1.2 ac (52,272 SF)
Zoning code
BA
APN
WBOR M:0028 B:00059A L:0
UPID
US38-1389652
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.1M
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
1988
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Lot
1.2 ac
Current owner
From public records · entity-resolved
East Point Realty LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 1492, WESTBOROUGH, MA 01581-6492
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Apr 26, 2021
—
East Point Realty LLC
East Point RT
Quit Claim Deed
related
—
Sep 30, 1994
$700,000
East Point RT
Hopgood,robert B JR
Grant Deed
—
Sep 30, 1994
—
East Point RT
—
Deed Of Trust
related
$525,000 · Westborough Savings
Mar 26, 1991
—
Robert B Hopgood JR.
—
Deed Of Trust
related
$1,500,000 · Safety Fund National Bank
Sep 29, 1988
$276,500
Robert B Hopgood JR
Memeor Mngd Prop
Grant Deed
$273,735 · Zuckerman Family Nomi
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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