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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Retail space
422 Main St Northborough, MA 01532-2120
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0340035
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
CONCRETE
Total area
5,030 SF
Lot
0.64 ac (27,878 SF)
Zoning code
BW
APN
NBOR M:0810 L:0006
UPID
US38-0340035
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
-
Nicholas Michaels Spa Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.36M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.32M
Owner & transaction history
Marble House Coiffeur INC · 1 yrs held
Marble House Coiffeur INC
since 2025
Last sale
$1.5M
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
$950,000
+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
$1,280,000
ML approach
$1,355,000
CAP Approach
CAP Return
Estimation
6%
$1,240,000
6.5%
$1,145,000
7%
$1,065,000
Alternative Use
Use
Estimation
RETAIL STORES
$790,000
Current use
RESTAURANT
$950,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±10% · vs last sale $1.50M (Jan 6 2025)
Last sale anchor
$1.50M
Jan 6 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
$261 / 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
$11,348
Tax year 2024
Assessed value
$794,700
Assessed 2024
Previous assessed
$794,700
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$271,900
Assessed improvement
$522,800
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
1993
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
4
Total area
5,030 SF
Lot
0.64 ac (27,878 SF)
Zoning code
BW
APN
NBOR M:0810 L:0006
UPID
US38-0340035
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
$790,000
RESTAURANT
Est. value
$950,000
RETAIL STORES Current
RESTAURANT
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
1993
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
4
Lot
0.64 ac
Current owner
From public records · entity-resolved
Marble House Coiffeur INC
Entity
Mailing address
422 W MAIN ST, NORTHBOROUGH, MA 01532-2120
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jan 6, 2025
$1,500,000
Marble House Coiffeur INC
Nicholas Michaels T
Deed
$1,200,000 · Avidia Bank
May 11, 1999
—
Michaels T Nihcolas
—
Deed Of Trust
related
$350,000 · Bankboston Development Co LLC
Jul 15, 1997
—
Nich Michaels Trust
—
Deed Of Trust
related
$35,000 · Flagship Bank & Trust
Dec 13, 1994
—
Nicholas Michaels Trus
—
Deed Of Trust
related
$27,500 · Flagship Bank & Trust
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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