Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
FRAME
Total area
2,814 SF
Lot
0.3 ac (12,894 SF)
Zoning code
BH
APN
SBOR M:039.0 B:0000 L:0040.0
UPID
US38-1178763
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hair Salon Nail Salon
-
Cosmetic Store
-
Spa & Massage Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$715k
Blend (final)
Blend
$475k
Owner & transaction history
since 2023
Last sale
$600,000
4 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$475k
Value range
$428k – $523k
±10% around blend
Estimated value / SF
$169 / SF
Confidence
High
14 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$428k
blend $475k
$523k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,814 SF
Lot area
0.3 ac
Year built
1968
Stories
2
APN
SBOR M:039.0 B:0000 L:0040.0
Zoning
BH
Assessed value
$528,800
Annual tax
$7,356
3
Income approach: direct capitalization
Partial preview
Income approach indication
$640k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$695k
@ 6.5% CAP return
$640k
@ 7% CAP return
$595k
4
Sales comparison
Partial preview
Sales approach indication
$1.01M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.4 mi away · 3,455 SF
13.3 mi away · 2,289 SF
14.0 mi away · 2,624 SF
14.7 mi away · 3,040 SF
14.7 mi away · 3,332 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$475k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 292 sales
$157
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $169/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
8.80%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.80%
9.0%
NOI (est.)
$42k *
Last sale · Mar 2023
$600k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$477k
Move the market yield to see immediate price impact.
Value / SF
$170
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.30%8.80%9.30%
$38k
$455k
$430k
$406k
$42k
$506k
$477k
$452k
$46k
$557k
$525k
$497k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$800k
9.4 mi · Apr 2026 · $333/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,356
Tax year 2024
Assessed value
$528,800
Assessed 2024
Previous assessed
$483,000
+9.5% YoY
Effective rate
1.39%
On assessed value
Assessed land
$311,100
Assessed improvement
$217,700
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1968
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
2,814 SF
Lot
0.3 ac (12,894 SF)
Zoning code
BH
APN
SBOR M:039.0 B:0000 L:0040.0
UPID
US38-1178763
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MAZoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BH
COMMERCIAL
Jurisdiction
Southborough, MA
Recorded code
BH
Official district
BH
Official district profile
What the municipal code says about BH
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BH in Southborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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