Entity Owned Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1985
Construction
STEEL FRAME
Total area
135,719 SF
Lot
7 ac (304,920 SF)
Zoning code
IB
APN
WBOR M:0036 B:000001 L:0
UPID
US38-0875125
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
-
Charitable Organization Social Service Agency
-
Restaurant
-
Hotel & Motel
-
Marketing & Advertising Event Planning
-
Tech Support Center Rental Equipment Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.71M
Comparable Approach
Comparable
$8.86M
Blend (final)
Blend
$13.20M
Owner & transaction history
since 2023
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Zoning description
IB District. Projects in the Industrial D (ID) Overlay District shall undergo site plan review in accordance with § 3.1 and shall be consistent with the intent of this Zoning Bylaw and this section. Proposed changes in t…
General category
INDUSTRIAL
Top alternative use upside
Retail stores
$19.2M
+167.7%
Medical building
$16.7M
+132.5%
Restaurant
$16.6M
+130.4%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 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
$13.20M
Value range
$11.88M – $14.51M
±10% around blend
Estimated value / SF
$97 / SF
Confidence
Property data
100
Comparable evidence
60
$11.88M
blend $13.20M
$14.51M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
135,719 SF
Lot area
7 ac
Year built
1985
Stories
4
APN
WBOR M:0036 B:000001 L:0
Zoning
IB
Assessed value
$14,661,700
Annual tax
$240,598
3
Income approach: direct capitalization
Partial preview
Income approach indication
$15.71M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$17.02M
@ 6.5% CAP return
$15.71M
@ 7% CAP return
$14.59M
4
Sales comparison
Partial preview
Sales approach indication
$8.86M
Range $2.62M – $13.19M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+168%
vs current-use indication
Medical Building
Restaurant
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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
Not available
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
7.70%
Implied, in-place cap rate for this hotels
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.70%
9.0%
NOI (est.)
$1.05M *
Last sale · May 2023
$15.02M
* 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$13.65M
Move the market yield to see immediate price impact.
Value / SF
$101
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
7.20%7.70%8.20%
$946k
$13.14M
$12.29M
$11.54M
$1.05M
$14.60M
$13.65M
$12.82M
$1.16M
$16.06M
$15.02M
$14.10M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$240,598
Tax year 2024
Assessed value
$14,661,700
Assessed 2024
Previous assessed
$14,661,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,645,500
Assessed improvement
$12,016,200
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
224
Rooms
224
Bathrooms
224
Total area
135,719 SF
Lot
7 ac (304,920 SF)
Zoning code
IB
APN
WBOR M:0036 B:000001 L:0
UPID
US38-0875125
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MAZoning IB · permitted uses
IB · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
IB District. Projects in the Industrial D (ID) Overlay District shall undergo site plan review in accordance with § 3.1 and shall be consistent with the intent of this Zoning Bylaw and this section. Proposed changes in t…
General category
INDUSTRIAL
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
224
Rooms
224
Bathrooms
224
Lot
7 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
IB
INDUSTRIAL
Jurisdiction
Westborough, MA
Recorded code
IB
Official district
IB
Official district profile
What the municipal code says about IB
Zoning description
IB District. Projects in the Industrial D (ID) Overlay District shall undergo site plan review in accordance with § 3.1 and shall be consistent with the intent of this Zoning Bylaw and this section. Proposed changes in t…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IB in Westborough, 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 · 5 · 30 · 100 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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