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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Retail space
75 Otis St Northborough, MA 01532-2412
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US38-0896090
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1926
Total area
3,232 SF
Lot
4.84 ac (210,778 SF)
Zoning code
BS
APN
NBOR M:1050 L:0045
UPID
US38-0896090
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
-
Armeno Coffee Roasters Ltd Cafe & Coffee Shop Specialty Food Shop
-
Occham Consulting (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$682k
Blend (final)
Blend
$545k
Owner & transaction history
C RT · 24 yrs held
C RT
since 2001
4 recorded transactions
Zoning & alternative use
BS · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
no use variance for a marijuana establishment, medical marijuana treatment center, or sale of marijuana accessories shall be permitted. Table 1. Table of Uses. Part B. Commercial and Industrial Districts. USES DB BE BW BS HB HBSW I EXEMPT USES See Section 7-05-020(A) Y Y Y Y Y Y Y RESIDENTIAL USES A. Principal Uses Single-family dwelling, attached 9 BA N N N…
Zone name
Business South
General category
COMMERCIAL
Zone area
248.71 ac
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%
$795,000
6.5%
$735,000
7%
$685,000
Alternative Use
Use
Estimation
RETAIL STORES
$505,000
Current use
AUTO REPAIR, GARAGE
$495,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$440,000
Change: -13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$410,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$169 / 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
$7,056
Tax year 2024
Assessed value
$494,100
Assessed 2024
Previous assessed
$494,100
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$276,900
Assessed improvement
$217,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1926
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
3,232 SF
Lot
4.84 ac (210,778 SF)
Zoning code
BS
APN
NBOR M:1050 L:0045
UPID
US38-0896090
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BS · Northborough, MAZoning BS · permitted uses
BS · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
no use variance for a marijuana establishment, medical marijuana treatment center, or sale of marijuana accessories shall be permitted. Table 1. Table of Uses. Part B. Commercial and Industrial Districts. USES DB BE BW BS HB HBSW I EXEMPT USES See Section 7-05-020(A) Y Y Y Y Y Y Y RESIDENTIAL USES A. Principal Uses Single-family dwelling, attached 9 BA N N N N N N Multifamily dwelling 10 BA N BA N N N N Congregate residence BA BA BA N N
Zone name
Business South
General category
COMMERCIAL
Zone area
248.71 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$495,000
OFFICE BUILDING
Est. value
$440,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$410,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1926
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
4.84 ac
Current owner
From public records · entity-resolved
C RT
Individual
Mailing address
75 OTIS ST, NORTHBOROUGH, MA 01532-2412
Ownership since
2001
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
Oct 22, 2001
$300,000
C RT
Armeno Corp
Grant Deed
$250,000 · Zuckerman Family Nomi
Oct 22, 2001
—
C RT
—
Deed Of Trust
related
$25,000 · Zenon Grzybowski
Jun 4, 1998
—
Armeno Corp
—
Deed Of Trust
related
$200,000 · Westborough Savings
Aug 27, 1997
—
Armeno Corp
—
Deed Of Trust
related
$125,000 · Westborough Savings
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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