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Property profile & analytics
OFF-MARKET
Estimated value
$2,165,000
Office Spaces
420 Lakeside Ave Ste 101, Marlborough, MA 01752-4571
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-0439276
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1987
Construction
STEEL FRAME
Total area
3,593 SF
Lot
0.86 ac (37,589 SF)
APN
MARL M:079 B:041 L:001-101
UPID
US38-0439276
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
by Request
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$2.17M
Owner & transaction history
Acumen Preferred Prop · 28 yrs held
Acumen Preferred Prop
since 1997
Last sale
$2.6M
7 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,025,000
6.5%
$1,870,000
7%
$1,735,000
Blend value · Realmo final
$2.17M
Range $1.95M – $2.38M · ±10% · vs last sale $2.55M (Jul 1 2025)
Last sale anchor
$2.55M
Jul 1 2025
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
$603 / 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
$6,499
Tax year 2024
Assessed value
$368,000
Assessed 2024
Previous assessed
$368,000
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed improvement
$368,000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
1
Total area
3,593 SF
Lot
0.86 ac (37,589 SF)
APN
MARL M:079 B:041 L:001-101
UPID
US38-0439276
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
1987
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Acumen Preferred Prop
Individual
Mailing address
420 LAKESIDE AVE, MARLBOROUGH, MA 01752-4571
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 19, 2012
—
Acumen Preferred Prop LLC
—
Grant Deed
related
$504,456 · Td Equipment Finance INC
Feb 12, 2008
—
Acumen Preferred Prop LLC
—
Deed Of Trust
related
$250,000 · Banknorth NA
Dec 20, 1999
—
Acumen Preferred Prop
—
Deed Of Trust
related
$200,000 · Metrowest Bank
Nov 24, 1997
$1,887,280
Acumen Preferred Prop
Lakeview Rlty Corp
Grant Deed
related
$1,462,000 · Metrowest Bank
Apr 21, 1995
—
Lakeview Rlty Corp
—
Deed Of Trust
related
$325,000 · Flagship Bank & Trust
Dec 27, 1993
—
Lakeview Realty Corp
—
Deed Of Trust
related
$400,000 · Flagship Bank & Trust
Dec 4, 1989
$1,400,000
Pemberton Corp
Winship Group INC
Grant Deed
related
—
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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