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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Office buildings
78 Main St, Northborough, MA 01532-1824
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1295339
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Total area
2,028 SF
Lot
0.42 ac (18,295 SF)
Zoning code
DB
APN
NBOR M:0630 L:0055
UPID
US38-1295339
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
$535k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$423k
Blend (final)
Blend
$525k
Owner & transaction history
78w LLC · 4 yrs held
78w LLC
since 2021
Last sale
$525,000
3 recorded transactions
Zoning & alternative use
DB · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$320,000
+15.4%
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
$515,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$565,000
Alternative Use
Use
Estimation
RETAIL STORES
$320,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $525k (Aug 23 2021)
Last sale anchor
$525k
Aug 23 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
$259 / 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
$7,841
Tax year 2024
Assessed value
$549,100
Assessed 2024
Previous assessed
$549,100
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$261,600
Assessed improvement
$287,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
3
Total area
2,028 SF
Lot
0.42 ac (18,295 SF)
Zoning code
DB
APN
NBOR M:0630 L:0055
UPID
US38-1295339
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
DB · Northborough, MA
Zoning DB · permitted uses
DB · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$320,000
RETAIL STORES
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
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
3
Lot
0.42 ac
Current owner
From public records · entity-resolved
78w LLC
Entity
Mailing address
PO BOX 441, SOUTHBOROUGH, MA 01772-0441
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2021
$525,000
78w LLC
J Altenor RT
Quit Claim Arm's Length For Ne States
$393,750 · Mutualone Bank
Oct 12, 2007
$430,000
J Altenor RT
Christopher Christopher
Deed
$344,000 · Central One FCU
Oct 12, 2007
—
J Altenor RT
—
Deed Of Trust
related
$344,000 · Central One FCU
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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