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Property profile & analytics
OFF-MARKET
Estimated value
$1,545,000
Showrooms
40 Southville Rd Southborough, MA 01772-4027
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1879660
Property summary
AI-generated overview
This exceptional 2,000 square foot flex space, part of an 8,000 square foot Class A building at 40 Southville Road in Southborough, Massachusetts, offers a unique blend of office, warehouse, and cold storage capabilities. Built in 2010 and recently renovated in 2024, the property boasts high ceilings ranging from 15 to 18 feet, ideal for various uses. The space includes one loading dock, making logistics efficient. Located in Worcester County, this multi-tenant building provides easy access to major highways, offering superior commuter convenience equidistant between Boston and Worcester. The area is rich with amenities, including nearby restaurants and cafes, and benefits from a strong workforce supported by prominent companies and institutions such as Dell EMC, Harvard University, and more. This move-in ready space presents a fantastic opportunity for businesses seeking a versatile and strategically located property. The property features a combination of executive office space, refrigerated/cold storage, and flexible warehouse space, making it suitable for a wide range of businesses. The zip code is 01772.
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2010
Construction
FRAME
Total area
8,056 SF
Lot
1.06 ac (46,174 SF)
Zoning code
I
APN
SBOR M:004.0 B:0000 L:0058.0
UPID
US38-1879660
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
-
Rove Pest Control Garden Center
-
Sharp Clean Inc (Bike/Boat/Book/etc) Store
-
ADM Cleaning Maintenance Services Inc Commercial Cleaning Service Carpet Cleaning Service
-
gtt new england General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.49M
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
40 Southville Realty LLC · 4 yrs held
40 Southville Realty LLC
since 2021
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
I · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+71.3%
Retail stores
$1.3M
+42.6%
Auto repair, garage
$1.2M
+39.4%
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 Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough 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
$1,550,000
ML approach
$1,485,000
CAP Approach
CAP Return
Estimation
6%
$1,210,000
6.5%
$1,120,000
7%
$1,040,000
Alternative Use
Use
Estimation
RESTAURANT
$1,520,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$1,265,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,235,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$1,095,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,015,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$965,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.55M
Range $1.39M – $1.70M · ±10% · vs last sale $1.57M (Aug 18 2021)
Last sale anchor
$1.57M
Aug 18 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
$192 / 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
$18,719
Tax year 2024
Assessed value
$1,345,700
Assessed 2024
Previous assessed
$1,345,500
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$281,900
Assessed improvement
$1,063,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2010
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Bathrooms
8
Total area
8,056 SF
Lot
1.06 ac (46,174 SF)
Zoning code
I
APN
SBOR M:004.0 B:0000 L:0058.0
UPID
US38-1879660
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
I · Southborough, MA
Zoning I · permitted uses
I · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$965,000
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2010
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Bathrooms
8
Lot
1.06 ac
Current owner
From public records · entity-resolved
40 Southville Realty LLC
Entity
Mailing address
10 SOUTHVILLE RD, SOUTHBOROUGH, MA 01772-4029
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2021
$1,572,080
40 Southville Realty LLC
Mass Vent Prop Group LLC
Quit Claim Arm's Length For Ne States
$1,125,000 · Dean Cooperative Bank
Jan 9, 2018
$1,000,000
Mass Venture Props Grp
40 Southville Road LLC
Quit Claim Arm's Length For Ne States
$800,000 · Avidia Bank
Jan 8, 2015
$278,400
40 Southville Road LLC
Pendansa Trust
Quit Claim Deed
$250,560 · Charles S Petry
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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