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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Commercial real estate
78 Deerfoot Rd Southborough, MA 01772-1503
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1046118
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1987
Construction
CONCRETE
Total area
3,370 SF
Lot
2.98 ac (129,809 SF)
Zoning code
RA
APN
SBOR M:034.0 B:0000 L:0050.0
UPID
US38-1046118
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
-
Southborough Veterinary Hospital Veterinary Clinic
-
Southboro Veterinary Hospital: Westphal Sharon B DVM Veterinary Clinic
-
Joan Ogden - Southborough Veterinary Hospital Veterinary Clinic
-
Laura Cummings - Southborough Veterinary Hospital Veterinary Clinic
-
Sharon Westphal - Southborough Veterinary Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Terravet Southborough LLC · 3 yrs held
Terravet Southborough LLC
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
RA · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this RA district is to provide areas for the one family home and necessary accessory uses
Zone name
Residence A
General category
RESIDENTIAL
Zone area
4,260.17 ac
Source
Realmo
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 Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough 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
$1,450,000
ML approach
$1,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±10% · vs last sale $1.50M (Dec 30 2022)
Last sale anchor
$1.50M
Dec 30 2022
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
$436 / 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
$18,862
Tax year 2024
Assessed value
$1,356,000
Assessed 2024
Previous assessed
$1,164,600
+16.4% YoY
Effective rate
1.39%
On assessed value
Assessed land
$294,800
Assessed improvement
$1,061,200
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
WOOD FURNACE
Buildings
2
Stories
2
Units
1
Rooms
7
Total area
3,370 SF
Lot
2.98 ac (129,809 SF)
Zoning code
RA
APN
SBOR M:034.0 B:0000 L:0050.0
UPID
US38-1046118
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
RA · Southborough, MAZoning RA · permitted uses
RA · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this RA district is to provide areas for the one family home and necessary accessory uses
Zone name
Residence A
General category
RESIDENTIAL
Zone area
4,260.17 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1987
Construction
CONCRETE
Heating
WOOD FURNACE
Stories
2
Buildings
2
Units
1
Rooms
7
Lot
2.98 ac
Current owner
From public records · entity-resolved
Terravet Southborough LLC
Entity
Mailing address
33 ROCK HL RD STE #320, BALA CYNWYD, PA 19004-2056
Ownership since
2022
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
Mar 14, 2023
—
Terravet Southborough LLC
—
Deed
related
$170,000,000 · Key Bank NA
Dec 30, 2022
$1,500,000
Terravet Southborough LLC
Joshar Property Mgmt LLC
Quit Claim Arm's Length For Ne States
—
Dec 10, 2009
—
Joshar Prop Mgmt LLC
—
Deed Of Trust
related
$500,000 · Live Oak Banking Co
Mar 12, 2009
—
Joshar Prop Mgmt LLC
—
Deed Of Trust
related
$1,500,000 · Live Oak Banking Co
May 13, 2005
$619,400
Joshar Prop Mgmt LLC
Silas H Allen
Deed
$725,000 · Branch Banking & Trco
May 13, 2005
—
Joshar Prop Mgmt LLC
—
Deed Of Trust
related
$580,000 · Branch Banking & Trust Co
Dec 2, 2003
—
Silas H Allen
—
Deed Of Trust
related
$25,000 · Central One FCU
Aug 13, 1992
—
Silas H Allen
—
Deed Of Trust
related
$75,000 · Worcester Central FCU
Jan 31, 1990
—
Silas Allen
—
Deed Of Trust
related
$70,000 · Marlborough Savings Bank
Jan 28, 1988
—
Silas H Allen
—
Deed Of Trust
related
$70,000 · Marlborough Savings Bank
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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