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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Showrooms
8-10 Main St, Westborough, MA 01581
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0672382
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1920
Construction
FRAME
Total area
2,701 SF
Lot
0.1 ac (4,400 SF)
Zoning code
BB
APN
WBOR M:0020 B:000503 L:0
UPID
US38-0672382
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
$530k
CAP Approach
CAP
$375k
Comparable Approach
Comparable
$335k
Blend (final)
Blend
$505k
Owner & transaction history
8-10 West Main Street LLC · 5 yrs held
8-10 West Main Street LLC
since 2021
Last sale
$500,000
3 recorded transactions
Zoning & alternative use
BB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$425,000
+42.6%
Auto repair, garage
$415,000
+39.4%
Office building
$365,000
+23.6%
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
$495,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
$405,000
6.5%
$375,000
7%
$350,000
Alternative Use
Use
Estimation
RETAIL STORES
$425,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$415,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$365,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$340,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $500k (Jan 25 2021)
Last sale anchor
$500k
Jan 25 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
$187 / 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
$8,307
Tax year 2024
Assessed value
$506,200
Assessed 2024
Previous assessed
$506,200
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$224,800
Assessed improvement
$281,400
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
2,701 SF
Lot
0.1 ac (4,400 SF)
Zoning code
BB
APN
WBOR M:0020 B:000503 L:0
UPID
US38-0672382
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
Est. value
$425,000
AUTO REPAIR, GARAGE
Est. value
$415,000
OFFICE BUILDING
Est. value
$365,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$340,000
RETAIL STORES
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
1920
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
8-10 West Main Street LLC
Entity
Mailing address
12 OLDE COACH RD, WESTBOROUGH, MA 01581-3121
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
Jan 25, 2021
$500,000
8-10 West Main Street LLC
Beg Realty Co
Quit Claim Arm's Length For Ne States
$375,000 · Greenwood Cu
Jun 25, 2009
—
Beg Realty Co
—
Deed Of Trust
related
$550,000 · Webster Five Cents Sav Bank
May 8, 1989
—
Joseph Decesare
—
Deed Of Trust
related
$15,000 · Worc County Inst 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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