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Property profile & analytics
OFF-MARKET
Estimated value
$14,735,000
Hotels
5400 Computer Dr, Westborough, MA 01581-1767
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0875125
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.71M
Comparable Approach
Comparable
$8.86M
Blend (final)
Blend
$14.74M
Owner & transaction history
Westdrive Vii LLC · 3 yrs held
Westdrive Vii LLC
since 2023
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$19.2M
+167.7%
Medical building
$16.7M
+132.5%
Restaurant
$16.6M
+130.4%
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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
$13,195,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,020,000
6.5%
$15,710,000
7%
$14,590,000
Alternative Use
Use
Estimation
RETAIL STORES
$19,245,000
Change: +168% · Conversion: Difficult
MEDICAL BUILDING
$16,715,000
Change: +133% · Conversion: Difficult
RESTAURANT
$16,560,000
Change: +130% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,950,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$10,515,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$14.74M
Range $13.26M – $16.21M · ±10% · vs last sale $15.02M (May 19 2023)
Last sale anchor
$15.02M
May 19 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
$109 / 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
$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
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
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, MA
Zoning IB · permitted uses
IB · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$19.2M
MEDICAL BUILDING
Est. value
$16.7M
RESTAURANT
Est. value
$16.6M
COMMERCIAL (GENERAL)
Est. value
$14.0M
OFFICE BUILDING
Est. value
$10.5M
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
224
Rooms
224
Bathrooms
224
Lot
7 ac
Current owner
From public records · entity-resolved
Westdrive Vii LLC
Entity
Mailing address
5400 COMPUTER DR, WESTBOROUGH, MA 01581-1767
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2023
$15,020,197
Westdrive Vii LLC
Wcp Computer Drive LLC
Quit Claim Arm's Length For Ne States
$12,000,000 · Customers Bank
Jul 8, 2015
$28,000,000
Wcp Computer Drive LLC
Iivc Whh Westborough L
Quit Claim Arm's Length For Ne States
$21,700,000 · Customers Bank
Nov 3, 2011
$1
Ivc Whh Westborough LLC
W2005 Wyn Hotels LP
Grant Deed
—
Nov 3, 2011
—
Ivc Whh Westborough LLC
—
Deed Of Trust
related
$67,000,000 · J P Morgan Chase Bank
Aug 17, 2006
—
Wyn Hotels Genpar LLC
—
Deed Of Trust
related
$160,000,000 · Lehman Brothers Holdings INC
Mar 31, 2005
$15,272,305
W Wyn Hotels LP
Ihc Rlty Corp
Grant Deed
—
Mar 31, 2005
—
W Wyn Hotels Genpar LLC
—
Deed Of Trust
related
$230,300,000 · Worth Funding INC
Jul 1, 1996
$18,500
Ihc Westborough Partnr
First Allamerica Fncl
Grant Deed
—
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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