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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Individual retail properties
74 Otis St, Westborough, MA 01581-3377
Entity Owned
26-yr Hold
~
Est. High Equity
Property ID
US38-1006102
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1960
Construction
STEEL FRAME
Total area
16,370 SF
Lot
2.09 ac (91,040 SF)
Zoning code
BA
APN
WBOR M:0025 B:000005 L:0
UPID
US38-1006102
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
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$759k
Blend (final)
Blend
$645k
Owner & transaction history
74 Otis St LLC · 26 yrs held
74 Otis St LLC
since 1999
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.0M
+69.3%
Auto repair, garage
$835,000
+36.9%
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
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$610,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,030,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$835,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$39 / 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
$23,926
Tax year 2024
Assessed value
$1,458,000
Assessed 2024
Previous assessed
$1,458,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$802,500
Assessed improvement
$655,500
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Bathrooms
3
Total area
16,370 SF
Lot
2.09 ac (91,040 SF)
Zoning code
BA
APN
WBOR M:0025 B:000005 L:0
UPID
US38-1006102
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · 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
GYM, HEALTH SPA Current
Est. value
$610,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$835,000
GYM, HEALTH SPA Current
APARTMENT HOUSE (5+ UNITS)
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
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Bathrooms
3
Lot
2.09 ac
Current owner
From public records · entity-resolved
74 Otis St LLC
Entity
Mailing address
1881 WORCESTER RD STE #200, FRAMINGHAM, MA 01701-5410
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2021
—
74 Otis St LLC
—
Deed
related
$2,100,000 · Brookline Bank
Jul 18, 2013
—
74 Otis Street LLC
—
Deed Of Trust
related
$3,400,000 · Inst Savings Newburyport
Oct 31, 2011
—
80 Turnpike LLC
—
Deed Of Trust
related
$2,800,000 · Institution For Savings
Apr 30, 2003
—
74 Otis Street LLC
—
Deed Of Trust
related
$990,000 · Digital FCU
May 9, 2002
—
74 Otis St LLC
—
Deed Of Trust
related
$125,000 · Hudson Savings Bank
Oct 26, 2001
—
80 Turnpike LLC
—
Deed Of Trust
related
$3,290,000 · Hudson Savings Bank
Jul 16, 1999
$975,000
74 Otis St LLC
California Products
Grant Deed
$850,000 · Metrowest Bank
Mar 6, 1996
—
California Products
—
Deed Of Trust
related
$28,400,000 · Fleet Capital Corp
Feb 3, 1995
—
California Products
—
Deed Of Trust
related
$17,201,550 · Zions First National Bank
Dec 31, 1993
$255,000
California Products
Micro Corp
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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