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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Office buildings
54 Central St Southborough, MA 01745-1031
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0890388
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1880
Construction
FRAME
Total area
3,835 SF
Lot
0.31 ac (13,634 SF)
Zoning code
BV
APN
SBOR M:038.0 B:0000 L:0059.0
UPID
US38-0890388
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
-
Richer Life Journey Life Coach Holistic Medicine Practitioner
-
Terra Firma Realty Real Estate Agency
-
Rio Medical Aesthetics Spa & Massage Center Alternative Medicine Practice
-
Revolutionary Woodworking General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$808k
Blend (final)
Blend
$620k
Owner & transaction history
Alter RT · 4 yrs held
Alter RT
since 2021
Last sale
$632,500
2 recorded transactions
Zoning & alternative use
BV · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The BV zone is intended to be a strong economic base for the City while providing a mix of uses that support an active, pedestrian oriented environment that allows for a variety of goods and services, entertainment and leisure activities
Zone name
Business Village
General category
COMMERCIAL
Zone area
29.96 ac
Source
Realmo
Top alternative use upside
Retail stores
$600,000
+15.4%
Auto repair, garage
$590,000
+12.8%
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 Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough 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
$625,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$520,000
Current use
RETAIL STORES
$600,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$590,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$485,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$420,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $633k (Dec 31 2021)
Last sale anchor
$633k
Dec 31 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
$162 / 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
$9,480
Tax year 2024
Assessed value
$681,500
Assessed 2024
Previous assessed
$611,300
+11.5% YoY
Effective rate
1.39%
On assessed value
Assessed land
$257,000
Assessed improvement
$424,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
5
Total area
3,835 SF
Lot
0.31 ac (13,634 SF)
Zoning code
BV
APN
SBOR M:038.0 B:0000 L:0059.0
UPID
US38-0890388
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BV · Southborough, MAZoning BV · permitted uses
BV · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The BV zone is intended to be a strong economic base for the City while providing a mix of uses that support an active, pedestrian oriented environment that allows for a variety of goods and services, entertainment and leisure activities
Zone name
Business Village
General category
COMMERCIAL
Zone area
29.96 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$520,000
RETAIL STORES
Est. value
$600,000
AUTO REPAIR, GARAGE
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$485,000
COMMERCIAL (GENERAL)
Est. value
$420,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
5
Lot
0.31 ac
Current owner
From public records · entity-resolved
Alter RT
Individual
Mailing address
68 BEAMAN LN, MARLBOROUGH, MA 01752-1613
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2021
$632,500
Alter RT
Davis Hldg Group LLC
Quit Claim Arm's Length For Ne States
$506,000 · Avidia Bank
Jul 18, 2016
$489,000
Davis Hldg Group LLC
Steeple Trust
Quit Claim Deed
$390,000 · St Mary's Cu
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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