Entity Owned 
For Sale
1 / 40
$1,499,999
5 Mill St, Northborough, MA 01532
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
CONCRETE
Total area
4,590 SF
Lot
0.33 ac (14,375 SF)
Zoning code
DB
APN
NBOR M:0540 L:0048
UPID
US38-1935835
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
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$860k
CAP Approach
CAP
$635k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$860k
Owner & transaction history
since 2024
Last sale
$860,000
6 recorded transactions
Zoning & alternative use
DB · Northborough, MA
Zoning description
ng bylaw, 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…
General category
COMMERCIAL
Top alternative use upside
Retail stores
$720,000
+42.6%
Auto repair, garage
$705,000
+39.4%
Office building
$625,000
+23.6%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$860k
Value range
$774k – $946k
±10% around blend
Estimated value / SF
$187 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
Income certainty
100
$774k
blend $860k
$946k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,590 SF
Lot area
0.33 ac
Year built
1900
Stories
3
APN
NBOR M:0540 L:0048
Zoning
DB
Assessed value
$621,000
Annual tax
$8,868
3
Income approach: direct capitalization
Partial preview
Income approach indication
$635k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$690k
@ 6.5% CAP return
$635k
@ 7% CAP return
$590k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,868
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$791k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.7 mi away · 4,578 SF
8.7 mi away · 5,683 SF
9.0 mi away · 4,050 SF
9.0 mi away · 3,392 SF
9.2 mi away · 5,549 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$860k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 740 sales
$110
+70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $187/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+43%
vs current-use indication
Auto Repair, Garage
Office Building
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Market benchmark
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 · 9 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.80%
Selected cap rate for this investment properties
Derived from the Northborough market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.80%
9.0%
NOI (est.)
$64k *
Last sale · Apr 2024
$860k
* 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$1.33M
Move the market yield to see immediate price impact.
Value / SF
$289
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
4.30%4.80%5.30%
$57k
$1.33M
$1.20M
$1.08M
$64k
$1.48M
$1.33M
$1.20M
$70k
$1.63M
$1.46M
$1.32M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$415k
7.7 mi · Apr 2026 · $94/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,868
Tax year 2024
Assessed value
$621,000
Assessed 2024
Previous assessed
$621,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$188,300
Assessed improvement
$432,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1900
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Rooms
7
Bathrooms
4
Total area
4,590 SF
Lot
0.33 ac (14,375 SF)
Zoning code
DB
APN
NBOR M:0540 L:0048
UPID
US38-1935835
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
DB · Northborough, MAZoning DB · permitted uses
DB · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
ng bylaw, 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…
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
1900
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Rooms
7
Bathrooms
4
Lot
0.33 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
DB
COMMERCIAL
Jurisdiction
Northborough, MA
Recorded code
DB
Official district
DB
Official district profile
What the municipal code says about DB
Zoning description
ng bylaw, 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…
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 DB in Northborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
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.
One complete report on every paid plan · 30 · 300 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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