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    Property profile & analytics

    8 Lyman St Westborough, MA 01581-1487

    • Office buildings
    • 10,813 SF
    • 1.39 lot acres
    OFF-MARKET
    Value Estimations
    $1,790,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0785420
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office buildings

    Property Details for 8 Lyman St

    Year built
    2004
    Construction
    STEEL FRAME
    Lot size
    1.39 lot acres
    Property size
    10,813 SF
    Zone code
    BA
    Property type
    Office buildings
    APN
    WBOR M:0028 B:000025 L:0
    APU
    WBORM0028B000025L0

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,243,000
      Market price range: $801k - $2.28M
      AI Estimate
      $1,277,000
      Market price range: $219k - $1.36M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,470,000
      Current use
      RESTAURANT
      $2,040,000
      Change: +39% Conversion: Moderate
      RETAIL STORES
      $1,695,000
      Change: +15% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $1,660,000
      Change: +13% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $1,365,000
      Change: -7% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $1,295,000
      Change: -12% Conversion: Easy
      COMMERCIAL (GENERAL)
      $1,190,000
      Change: -19% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Westborough
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.6069
    Latitude
    42.2803
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $28,736
    $555,300
    $1,195,800
    $1,751,100
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $4,320,000
      92,600 SF

      50 Washington St

      OFFICE BUILDING • 92,600 SF
      50 Washington St, Westborough, MA 01581-1166
      View Details
    • Value Estimation
      $6,580,000
      127,007 SF

      118 Flanders Rd

      OFFICE BUILDING • 127,007 SF
      118 Flanders Rd, Westborough, MA 01581-1035
      View Details
    • Value Estimation
      $2,300,000
      46,750 SF

      33 Lyman St

      OFFICE BUILDING • 46,750 SF
      33 Lyman St, Westborough, MA 01581-1404
      View Details
    • Value Estimation
      $1,750,000
      41,688 SF

      106 Main St

      OFFICE BUILDING • 41,688 SF
      106 Main St, Westborough, MA 01581-1417
      View Details
    • Value Estimation
      $2,245,000
      36,456 SF

      45 Lyman St

      OFFICE BUILDING • 36,456 SF
      45 Lyman St, Westborough, MA 01581-2628
      View Details
    • Value Estimation
      $4,245,000
      20,969 SF

      182 Tpke Rd

      OFFICE BUILDING • 20,969 SF
      182 Tpke Rd, Westborough, MA 01581-2830
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      3,960 SF

      Westborough Office Building For Sale

      3,960 SF office building with 8 parking spaces.
      32-36 Milk St, Westborough, MA 01581
      View Details
    • $6,200,000
      13,330 SF

      Commercial Office Building on 4.5 Acres

      Commercial office building with development potential on 4.5 acres.
      222 Turnpike Rd, Westborough, MA 01581
      View Details
    • Contact for pricing
      39,000 SF

      Class A Office Building

      Premium office space in Westborough, near major routes.
      116 Flanders Rd, Westborough, MA 01581
      View Details
    • $1,850,000

      Commercial Land Available

      Commercial land for sale on Main Street.
      85 E Main St, Westborough, MA 01581
      View Details
    • New
      $3,500,000
      4,648 SF

      Former Equestrian Property on 24 Acres

      Unique equestrian property with farmhouse and outbuildings on 24 acres.
      64 Arch St, Westborough, MA 01581
      View Details
    • $3,500,000
      16,327 SF

      Westborough Mixed-Use Portfolio

      29 Units, 7.77% Cap Rate, High NOI
      44 South St, Westborough, MA 01581
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      11,089 SF

      Premier Westborough Office Park Portfolio

      Eight-building office portfolio in a 153-acre master-planned park.
      1700 W Park Dr, Westborough, MA 01581
      View Details
    • Contact for pricing

      Westborough Office Building For Rent

      Three-story, 79,754-square foot office building in Westborough, MA.
      1400 Computer Dr, Westborough, MA 01581
      View Details
    • Contact for pricing
      6,360 SF

      Westborough Office Building For Lease

      Two-story office building with modern finishes and deeded parking.
      11 W Main St, Westborough, MA 01581
      View Details
    • Contact for pricing
      282,028 SF

      Westborough Office Space Sublease

      Office space available for sublease in Westborough, Massachusetts.
      25 Research Dr, Westborough, MA 01581
      View Details
    • Contact for pricing
      175,000 SF

      Westborough Office Space Available

      Office building in Westborough, MA, with on-site management.
      1200 W Park Dr, Westborough, MA 01581
      View Details
    • Contact for pricing
      30,000 SF

      Westborough Office Space For Rent

      Office space available in Westborough, Massachusetts with on-site management.
      2300 W Park Dr, Westborough, MA 01581
      View Details

    Property Visit Statistics

    • Visits by month
      1.3k
    • Visitors by month
      965
    • Avg Time on site
      12 min
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    Westborough, MA 01581-1487
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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