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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office buildings
56 Central St Southborough, MA 01745-1004
Trust Owned
6-yr Hold
Free & Clear
Property ID
US38-0351256
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Construction
FRAME
Total area
3,044 SF
Lot
0.75 ac (32,670 SF)
Zoning code
BV
APN
SBOR M:038.0 B:0000 L:0060.0
UPID
US38-0351256
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
-
Enjoy Life Acupuncture Medical Clinic Alternative Medicine Practice
-
Quinsigamond Dental Dental Office
-
Zhe Xu Dental Office
-
Dr. Jisu Lim Dental Office
-
Jack Xu Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$642k
Blend (final)
Blend
$560k
Owner & transaction history
Birchtree RT Trust · 6 yrs held
Birchtree RT Trust
since 2019
6 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
$480,000
+15.4%
Auto repair, garage
$465,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$415,000
Current use
RETAIL STORES
$480,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$465,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$385,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10%
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
$184 / 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
$9,151
Tax year 2024
Assessed value
$657,900
Assessed 2024
Previous assessed
$626,900
+4.9% YoY
Effective rate
1.39%
On assessed value
Assessed land
$271,700
Assessed improvement
$386,200
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
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
3,044 SF
Lot
0.75 ac (32,670 SF)
Zoning code
BV
APN
SBOR M:038.0 B:0000 L:0060.0
UPID
US38-0351256
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
$415,000
RETAIL STORES
Est. value
$480,000
AUTO REPAIR, GARAGE
Est. value
$465,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$385,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Birchtree RT Trust
Trust
Free & Clear · 6 yrs held
Mailing address
PO BOX 4115, SHREWSBURY, MA 01545-7115
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2019
—
Birchtree RT Trust
Ssi Props INC
Quit Claim Deed
related
—
Apr 29, 2019
$610,000
Ssi Properties INC
Brackenmeade LLC
Quit Claim Arm's Length For Ne States
$617,268 · Helen Yu
May 5, 2008
—
Brackenmeade LLC
—
Deed Of Trust
related
$242,000 · Bay Colony Dev Corp
Nov 9, 2007
$545,000
Brackenmeade LLC
Garabedian,john H
Grant Deed
$292,500 · Century Bank & Trust Co
Nov 9, 2007
—
Brackenmeade LLC
—
Deed Of Trust
related
$234,000 · Century Bank & Trust Co
Jul 2, 1996
$185,000
John H Garabedian
Mazzadro Splendy Est
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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