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Property profile & analytics
OFF-MARKET
Estimated value
$7,140,000
Office buildings
57 Main St, Westborough, MA 01581-1464
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0005955
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
STEEL FRAME
Total area
57,357 SF
Lot
16.78 ac (730,824 SF)
Zoning code
BB
APN
WBOR M:0028 B:000181 L:0
UPID
US38-0005955
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
by Request
Comparable Approach
Comparable
$6.78M
Blend (final)
Blend
$7.14M
Owner & transaction history
Astero Management LLC · 10 yrs held
Astero Management LLC
since 2016
7 recorded transactions
Zoning & alternative use
BB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.8M
+38.7%
Retail stores
$9.0M
+15.4%
Auto repair, garage
$8.8M
+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 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
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
$7,800,000
Current use
RESTAURANT
$10,815,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$9,000,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,800,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,240,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,880,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,315,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$7.14M
Range $6.43M – $7.85M · ±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
$124 / 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
$86,866
Tax year 2024
Assessed value
$5,293,500
Assessed 2024
Previous assessed
$5,293,500
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,689,300
Assessed improvement
$2,604,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
17
Bathrooms
17
Total area
57,357 SF
Lot
16.78 ac (730,824 SF)
Zoning code
BB
APN
WBOR M:0028 B:000181 L:0
UPID
US38-0005955
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BB · Westborough, MA
Zoning BB · permitted uses
BB · 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
OFFICE BUILDING Current
Est. value
$7.8M
RESTAURANT
Est. value
$10.8M
RETAIL STORES
Est. value
$9.0M
AUTO REPAIR, GARAGE
Est. value
$8.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.9M
COMMERCIAL (GENERAL)
Est. value
$6.3M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
17
Bathrooms
17
Lot
16.78 ac
Current owner
From public records · entity-resolved
Astero Management LLC
Entity
Mailing address
57 E MAIN ST STE #101, WESTBOROUGH, MA 01581-1457
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2016
$5,450,000
Astero Management LLC
East Main Street Bldg
Quit Claim Arm's Length For Ne States
$4,360,000 · Digital FCU
Dec 6, 2007
—
E Main St Building 57 LLC
—
Deed Of Trust
related
$1,491,863 · Triton Constr Corp
Aug 3, 2007
—
57 East Main St Build LLC
—
Deed Of Trust
related
$1,491,863 · Triton Constr Corp
Jun 18, 2007
$1
57 East Main St Build LLC
57 East Main Street RT
Grant Deed
—
Jun 18, 2007
—
57 East Main St Build LLC
—
Deed Of Trust
related
$4,648,000 · Sovereign Bank
Aug 17, 2001
—
57 E Main St. RT
—
Deed Of Trust
related
$200,115 · Lbm Financial LLC
Feb 17, 1999
$4,125,000
57 E Main St. RT
Downtown Crossing RT
Grant Deed
$3,650,000 · Nationscredit Financial Svc
Feb 17, 1999
—
57 E Main St. RT
—
Deed Of Trust
related
$325,000 · Lbm Financial LLC
May 14, 1996
—
Downtown Crossing RT
—
Deed Of Trust
related
$2,560,000 · Metrowest Bank
Mar 18, 1988
—
Downtown Crossing RT
—
Deed Of Trust
related
$4,500,000 · Mechanics Bank
Nov 18, 1987
—
Downtown Crsg Rlty Tr
—
Deed Of Trust
related
$550,000 · Zwi Kohorn
Jul 22, 1987
—
Downtown Crossing RT
—
Deed Of Trust
related
$550,000 · Zwi Kohorn
Jan 2, 1987
$850,000
Downtown Crssng R Tr
Blois,marin H
Grant Deed
$550,000 · Zenon Grzybowski
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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