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Property profile & analytics
OFF-MARKET
Estimated value
$2,355,000
Retail space
411 Main St Northborough, MA 01532-2163
Entity Owned
30-yr Hold
Free & Clear
Property ID
US38-1387532
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,932 SF
Lot
4.38 ac (190,793 SF)
Zoning code
BW
APN
NBOR M:0810 L:0003
UPID
US38-1387532
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
-
Lauren Porcaro Physician
-
Rebecca Mcvay Physician
-
Christine Awdycki Physician
-
Julia Leblanc Physician
-
Lynne Espino Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.17M
Comparable Approach
Comparable
$2.37M
Blend (final)
Blend
$2.36M
Owner & transaction history
Properties T · 30 yrs held
Properties T
since 1996
4 recorded transactions
Zoning & alternative use
BW · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
aw, no use variance for a marijuana establishment, medical marijuana treatment center, or sale of marijuana accessories shall be permitted. Table 1. Table of Uses. Part B. Commercial and Industrial Districts. USES DB BE BW BS HB HBSW I EXEMPT USES See Section 7-05-020(A) Y Y Y Y Y Y Y RESIDENTIAL USES A. Principal Uses Single-family dwelling, attached 9 BA N…
Zone name
Business West
General category
COMMERCIAL
Zone area
283.77 ac
Top alternative use upside
Restaurant
$2.6M
+20.2%
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%
$3,435,000
6.5%
$3,170,000
7%
$2,945,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,185,000
Current use
RESTAURANT
$2,625,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,135,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$1,895,000
Change: -13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,760,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±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
$169 / 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
$24,466
Tax year 2024
Assessed value
$1,713,300
Assessed 2024
Previous assessed
$1,713,300
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$394,900
Assessed improvement
$1,318,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
6
Total area
13,932 SF
Lot
4.38 ac (190,793 SF)
Zoning code
BW
APN
NBOR M:0810 L:0003
UPID
US38-1387532
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BW · Northborough, MAZoning BW · permitted uses
BW · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
aw, no use variance for a marijuana establishment, medical marijuana treatment center, or sale of marijuana accessories shall be permitted. Table 1. Table of Uses. Part B. Commercial and Industrial Districts. USES DB BE BW BS HB HBSW I EXEMPT USES See Section 7-05-020(A) Y Y Y Y Y Y Y RESIDENTIAL USES A. Principal Uses Single-family dwelling, attached 9 BA N N N N N N Multifamily dwelling 10 BA N BA N N N N Congregate residence BA BA BA N
Zone name
Business West
General category
COMMERCIAL
Zone area
283.77 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.2M
RESTAURANT
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
6
Lot
4.38 ac
Current owner
From public records · entity-resolved
Properties T
Entity
Free & Clear · 30 yrs held
Mailing address
98 BALL ST, NORTHBOROUGH, MA 01532-1044
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2024
—
D & M Properties T
—
Deed
related
$500,000 · Central One Federal Credit Union
Feb 22, 1999
—
D&m Properties Trust
—
Deed Of Trust
related
$930,000 · Community Bank NA
May 30, 1996
$350,000
Properties T
Northborough Lumber Co
Grant Deed
—
Jan 12, 1990
—
Peter Wile
—
Deed Of Trust
related
$1,150,000 · Safety Fund National Bank
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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