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Property profile & analytics
OFF-MARKET
Estimated value
$9,270,000
Commercial real estate
6102 Shops Way, Northborough, MA 01532-3301
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0047804
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Year built
2011
Construction
STEEL FRAME
Total area
125,914 SF
APN
NBOR M:1060 L:0007-60
UPID
US38-0047804
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
-
BJ's Wholesale Club Big Box & Wholesale Store Grocery & Convenience Store
-
BJ's Tire Center (Bike/Boat/Book/etc) Store Auto Parts Store
-
BJ's Optical Ophthalmologist (Bike/Boat/Book/etc) Store
-
Cheri Praseuth, OD Physician
-
AT&T Store Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.68M
Blend (final)
Blend
$9.27M
Owner & transaction history
Rgmz Northborough Op 2 Bj · 4 yrs held
Rgmz Northborough Op 2 Bj
since 2021
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$15.1M
+9.0%
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 Northborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northborough 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
COMMERCIAL (GENERAL)
$13,860,000
Current use
APARTMENT HOUSE (5+ UNITS)
$15,105,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$12,635,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$9.27M
Range $8.34M – $10.20M · ±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
$74 / 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
$236,919
Tax year 2024
Assessed value
$16,591,000
Assessed 2024
Previous assessed
$16,591,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed improvement
$16,591,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
125,914 SF
APN
NBOR M:1060 L:0007-60
UPID
US38-0047804
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$13.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.1M
WAREHOUSE, STORAGE
Est. value
$12.6M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Current owner
From public records · entity-resolved
Rgmz Northborough Op 2 Bj
Individual
Mailing address
PO BOX 4900, SCOTTSDALE, AZ 85261-4900
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2021
—
Rgmz Northborough Op 2 Bj
—
Deed
related
—
Dec 17, 2021
—
Rgmz Northborough Op 2 Bj
Rpt Northborough LLC
Condominium Deed
$1 · Key Bank NA
Jun 21, 2021
$104,000,000
Rpt Northborough LLC
Equity 1 Jv Sub LLC
Warranty Deed
—
Jun 21, 2021
—
Rpt Northborough LLC
Equity 1 Jv Sub LLC
Quit Claim Deed
related
—
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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