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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Specialty properties
694 Farm Rd Marlborough, MA 01752-2764
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-2405748
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1900
Total area
1,962 SF
Lot
0.75 ac (32,810 SF)
APN
MARL M:073 B:013 L:000
UPID
US38-2405748
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
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$497k
Blend (final)
Blend
$560k
Owner & transaction history
New England Ctr Children · 4 yrs held
New England Ctr Children
since 2021
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$550,000
+37.5%
Neighborhood: shopping center
$545,000
+35.4%
Retail stores
$530,000
+31.7%
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$565,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$400,000
Current use
AUTO REPAIR, GARAGE
$550,000
Change: +37% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$545,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$530,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$420,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $600k (Aug 4 2021)
Last sale anchor
$600k
Aug 4 2021
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
$285 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$5,001
Tax year 2022
Assessed value
$475,500
Assessed 2024
Previous assessed
$475,500
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$212,200
Assessed improvement
$263,300
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1900
Heating
HOT WATER
Buildings
1
Stories
3
Units
1
Rooms
8
Bathrooms
2
Total area
1,962 SF
Lot
0.75 ac (32,810 SF)
APN
MARL M:073 B:013 L:000
UPID
US38-2405748
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$400,000
AUTO REPAIR, GARAGE
Est. value
$550,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$545,000
RETAIL STORES
Est. value
$530,000
COMMERCIAL (GENERAL)
Est. value
$420,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1900
Heating
HOT WATER
Stories
3
Buildings
1
Units
1
Rooms
8
Bathrooms
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
New England Ctr Children
Individual
Mailing address
33 TPKE RD, SOUTHBOROUGH, MA 01772-2108
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2021
$600,000
New England Ctr Children
Jennifer L Brodeur
Quit Claim Arm's Length For Ne States
—
Feb 17, 2021
—
Jennifer L Brodeur
—
Deed
related
$198,000 · Envision Bank
Nov 14, 2019
—
Jennifer L Brodeur
—
Deed
related
$36,000 · St Mary's Cu
Feb 22, 2017
—
Jennifer L Brodeur
—
Deed
related
$144,000 · St Mary's Cu
Dec 23, 2011
—
Jennifer L Brodeau
—
Deed Of Trust
related
$1 · St Mary Cu
Jun 27, 2002
—
Jennifer L Brodeur
—
Deed Of Trust
related
$79,000 · St Mary Cu
Feb 6, 1998
—
Michael J Brodeur
—
Deed Of Trust
related
$70,000 · St Mary Cu
Sep 3, 1992
—
Michael J Brodeur
—
Deed Of Trust
related
$30,000 · Zwi Kohorn
Jul 16, 1992
$90,000
Michael J Brodeur
Nunes,katherine
Grant Deed
$50,000 · Independence One Mtg
—
—
Jennifer L Brodeur
—
Deed Of Trust
related
$36,000 · St Mary's Cu
—
—
Jennifer L Brodeur
—
Deed Of Trust
related
$144,000 · St Mary's Cu
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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