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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Residential income homes
8 Cotting Ave Marlborough, MA 01752-2996
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1874508
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,186 SF
Lot
0.09 ac (3,973 SF)
APN
MARL M:070 B:227 L:000
UPID
US38-1874508
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
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$826k
Blend (final)
Blend
$1.11M
Owner & transaction history
11-15 3rd St LLC · 1 yrs held
11-15 3rd St LLC
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$1,110,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,655,000
Current use
COMMERCIAL (GENERAL)
$1,540,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±10% · vs last sale $1.27M (May 30 2025)
Last sale anchor
$1.27M
May 30 2025
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
$154 / 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
$7,572
Tax year 2024
Assessed value
$739,500
Assessed 2024
Previous assessed
$739,500
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$414,000
Assessed improvement
$325,500
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Buildings
1
Stories
3
Units
23
Total area
7,186 SF
Lot
0.09 ac (3,973 SF)
APN
MARL M:070 B:227 L:000
UPID
US38-1874508
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Stories
3
Buildings
1
Units
23
Lot
0.09 ac
Current owner
From public records · entity-resolved
11-15 3rd St LLC
Entity
Mailing address
34 MAIN ST, MARLBOROUGH, MA 01752-3862
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$1,700,000
11-15 3rd St LLC
Dugan RT
Deed
$1,190,000 · Camden National Bank
Oct 18, 2019
$1,268,000
Dugan RT
Modern Guest House LLC
Quit Claim Arm's Length For Ne States
$900,000 · Digital FCU
Jan 13, 2004
—
Modern Guest House LLC
—
Grant Deed
related
$625,000 · Hudson Savings Bank
Jan 13, 2004
$1
Modern Guest House LLC
Guest House RT
Grant Deed
related
—
Jan 2, 2001
—
Guest House RT
—
Deed Of Trust
related
$151,000 · Hudson Savings Bank
Dec 29, 1998
—
Quest House RT
—
Deed Of Trust
related
$315,250 · Framingham Cp Bank
Jul 15, 1992
$443,936
Guest House RT
Biscayne RT
Grant Deed
$15,000 · Zenon Grzybowski
Jul 15, 1992
—
Guest House RT
—
Deed Of Trust
related
$240,000 · Zenon Grzybowski
May 14, 1992
$252,000
Biscayne RT
Tradewinds RT II
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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