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Property profile & analytics
OFF-MARKET
Estimated value
$6,360,000
Manufacturing properties
425 Whitney St, Northborough, MA 01532-1147
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0948629
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Total area
45,090 SF
Lot
5 ac (217,800 SF)
Zoning code
I
APN
NBOR M:0150 L:0008
UPID
US38-0948629
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
-
M M Boston Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.19M
CAP Approach
CAP
$6.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.36M
Owner & transaction history
425 Whitney St Northborou · 3 yrs held
425 Whitney St Northborou
since 2023
Last sale
$6.7M
7 recorded transactions
Zoning & alternative use
I · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.5M
+135.6%
Retail stores
$7.1M
+96.0%
Auto repair, garage
$6.9M
+91.7%
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
$5,885,000
ML approach
$6,185,000
CAP Approach
CAP Return
Estimation
6%
$6,860,000
6.5%
$6,335,000
7%
$5,880,000
Alternative Use
Use
Estimation
RESTAURANT
$8,500,000
Change: +136% · Conversion: Difficult
RETAIL STORES
$7,075,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,920,000
Change: +92% · Conversion: Easy
OFFICE BUILDING
$6,130,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,690,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,410,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,965,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$6.36M
Range $5.72M – $7.00M · ±10% · vs last sale $6.70M (Jan 20 2023)
Last sale anchor
$6.70M
Jan 20 2023
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
$141 / 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
$85,374
Tax year 2024
Assessed value
$5,978,600
Assessed 2024
Previous assessed
$5,978,600
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$999,200
Assessed improvement
$4,979,400
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Heating
SPACE
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
45,090 SF
Lot
5 ac (217,800 SF)
Zoning code
I
APN
NBOR M:0150 L:0008
UPID
US38-0948629
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
I · Northborough, MA
Zoning I · permitted uses
I · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$8.5M
RETAIL STORES
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.9M
OFFICE BUILDING
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.0M
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1980
Heating
SPACE
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
5 ac
Current owner
From public records · entity-resolved
425 Whitney St Northborou
Individual
Mailing address
425 WHITNEY ST, NORTHBOROUGH, MA 01532-1147
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jan 20, 2023
$6,700,000
425 Whitney St Northborou
Isomedix Operations INC
Quit Claim Arm's Length For Ne States
$6,545,000 · Harborone Bank
Jul 18, 2019
$6,857,700
Isomedix Operations INC
G & I 9 425 Whitney LLC
Quit Claim Deed
—
Jul 18, 2018
—
G & I 9 425 Whitney LLC
—
Deed
related
$738,530,000 · Royal & Canada Bk
Feb 8, 2017
$3,348,363
G & I 9 425 Whitney LLC
Cabot 2 Ma1m1 LLC
Quit Claim Deed
$738,530,000 · Royal Bk/canada
Sep 11, 2008
—
Cabot 2 Ma1m05 LLC
—
Deed Of Trust
related
$2,167,000 · Prudential Insurance Co
Aug 1, 2008
$3,300,000
Cabot 2- Ma1w01 LLC
Tmt 290 Industrial Pk INC
Grant Deed
—
—
—
G & I 9 425 Whitney LLC
—
Deed Of Trust
related
$738,530,000 · Royal & Canada Bk
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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