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Property profile & analytics
FOR LEASE
Warehouses
5 Beeman Rd, Northborough, MA 01532
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1098194
For Lease
$10,135,000
5 Beeman Rd, Northborough, MA 01532
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Total area
58,106 SF
Lot
7.74 ac (336,989 SF)
Zoning code
I
APN
NBOR M:0710 L:0015
UPID
US38-1098194
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
$10.48M
CAP Approach
CAP
$10.42M
Comparable Approach
Comparable
$9.40M
Blend (final)
Blend
$10.14M
Owner & transaction history
Lml Beeman LLC · 5 yrs held
Lml Beeman LLC
since 2021
Last sale
$13.1M
5 recorded transactions
Zoning & alternative use
I · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.0M
+87.9%
Retail stores
$9.1M
+56.4%
Auto repair, garage
$8.9M
+52.9%
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
$12,880,000
ML approach
$10,475,000
CAP Approach
CAP Return
Estimation
6%
$11,285,000
6.5%
$10,415,000
7%
$9,675,000
Alternative Use
Use
Estimation
RESTAURANT
$10,955,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$9,115,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,915,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$7,900,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,335,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,970,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,395,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$10.14M
Range $9.12M – $11.15M · ±10% · vs last sale $13.08M (Feb 26 2021)
Last sale anchor
$13.08M
Feb 26 2021
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
$174 / 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
$191,860
Tax year 2024
Assessed value
$13,435,600
Assessed 2024
Previous assessed
$13,435,600
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed improvement
$13,435,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
2003
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
58,106 SF
Lot
7.74 ac (336,989 SF)
Zoning code
I
APN
NBOR M:0710 L:0015
UPID
US38-1098194
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
$11.0M
RETAIL STORES
Est. value
$9.1M
AUTO REPAIR, GARAGE
Est. value
$8.9M
OFFICE BUILDING
Est. value
$7.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.4M
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
2003
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
7.74 ac
Current owner
From public records · entity-resolved
Lml Beeman LLC
Entity
Mailing address
401 EDGEWATER PL STE #265, WAKEFIELD, MA 01880-6241
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2021
$13,076,096
Lml Beeman LLC
Nbp 2 Beeman LLC
Quit Claim Arm's Length For Ne States
$235,600,000 · Wells Fargo Bank NA
Dec 18, 2019
$9,500,000
Nbp 2 Beeman LLC
Fd Special Opportunities
Quit Claim Arm's Length For Ne States
$12,300,000 · Cambridge Savings Bank
Oct 3, 2016
$9,300,000
Fd Special Opportunits
5 Beeman Road LLC
Quit Claim Arm's Length For Ne States
$6,500,000 · Blue Hills Bank
Jan 18, 2013
—
5 Beeman Road LLC
—
Deed Of Trust
related
$5,600,000 · Blue Hills Bank
Mar 11, 2011
—
Industrial T Lion
—
Deed Of Trust
related
$40,000,000 · Wells Fargo Mortgage
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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