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Property profile & analytics
OFF-MARKET
Estimated value
$2,350,000
Retail space
74 Main St, Westborough, MA 01581-1416
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-1022190
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
STEEL FRAME
Total area
10,125 SF
Lot
0.95 ac (41,334 SF)
Zoning code
BB
APN
WBOR M:0028 B:000004 L:0
UPID
US38-1022190
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
$2.31M
Comparable Approach
Comparable
$2.49M
Blend (final)
Blend
$2.35M
Owner & transaction history
Ma Wendy-veto · 6 yrs held
Ma Wendy-veto
since 2019
7 recorded transactions
Zoning & alternative use
BB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+20.2%
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%
$2,495,000
6.5%
$2,305,000
7%
$2,140,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,590,000
Current use
RESTAURANT
$1,910,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,555,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±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
$232 / 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
$57,435
Tax year 2024
Assessed value
$3,500,000
Assessed 2024
Previous assessed
$3,500,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$343,900
Assessed improvement
$3,156,100
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
3
Bathrooms
4
Total area
10,125 SF
Lot
0.95 ac (41,334 SF)
Zoning code
BB
APN
WBOR M:0028 B:000004 L:0
UPID
US38-1022190
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
RETAIL STORES Current
Est. value
$1.6M
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
3
Bathrooms
4
Lot
0.95 ac
Current owner
From public records · entity-resolved
Ma Wendy-veto
Individual
Mailing address
6355 TOPANGA CYN BLVD #3, WOODLAND HILLS, CA 91367-2102
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2019
$5,584,000
Ma Wendy-veto
Bromley Westborough LLC
Quit Claim Deed
—
Aug 1, 2012
$4,025,000
Bromley-westborough LLC
Boone Brothers LLC
Grant Deed
$4,000,000 · Fitchburg Savings Bank
Jul 19, 2012
$1
Boone Brothers LLC
Oliver Real Estate LLC
Grant Deed
related
—
Jun 30, 1999
$2,830,000
Boone Brothers LLC
Buckingham Westb LP
Grant Deed
—
Jun 23, 1997
—
Westboro LP Buckingham
—
Deed Of Trust
related
$1,950,000 · All American Life Ins
Nov 25, 1996
$265,000
Westboroug Buckingham
Pellegrino,anthony W
Grant Deed
$1,800,000 · First Massachusetts Bank
Nov 25, 1996
$215,000
Westboroug Buckingham
Smith,brenton
Grant Deed
—
Nov 25, 1996
$500,000
Westboroug Buckingham
Nyren,george JR
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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