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    Property profile & analytics

    80 Optical Dr Southbridge, MA 01550

    • Manufacturing properties
    • 34,150 SF
    • 1.96 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-2149876
    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

    • Manufacturing properties

    Property Details for 80 Optical Dr

    Year built
    1900
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    1.96 lot acres
    Property size
    34,150 SF
    Property type
    Manufacturing properties
    APN
    SBRI M:0037 B:0005 L:00007
    APU
    SBRIM0037B0005L00007

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      INDUSTRIAL (GENERAL)
      $2,735,000
      Current use
      NEIGHBORHOOD: SHOPPING CENTER
      $4,310,000
      Change: +58% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $4,095,000
      Change: +50% Conversion: Difficult
      WAREHOUSE, STORAGE
      $3,425,000
      Change: +25% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Southbridge
    County
    Worcester
    State
    Massachusetts
    Longitude
    -72.0233
    Latitude
    42.0735
    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
    $42,728
    $427,000
    $2,373,000
    $2,800,000
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $3,125,000
      159,088 SF

      50 Optical Dr

      MANUFACTURING (LIGHT) • 159,088 SF
      50 Optical Dr, Southbridge, MA 01550-2584
      View Details
    • Value Estimation
      $2,330,000
      33,152 SF

      10 Cabot St

      MANUFACTURING (LIGHT) • 33,152 SF
      10 Cabot St, Southbridge, MA 01550-2683
      View Details
    • Value Estimation
      $775,000
      9,730 SF

      114 Pleasant St

      MANUFACTURING (LIGHT) • 9,730 SF
      114 Pleasant St, Southbridge, MA 01550-1236
      View Details
    • Value Estimation
      $1,110,000
      17,680 SF

      126 Ashland Ave

      MANUFACTURING (LIGHT) • 17,680 SF
      126 Ashland Ave, Southbridge, MA 01550-2804
      View Details
    • Value Estimation
      $1,490,000
      22,790 SF

      73 Ashland Ave

      MANUFACTURING (LIGHT) • 22,790 SF
      73 Ashland Ave, Southbridge, MA 01550
      View Details
    • Value Estimation
      $4,025,000
      168,028 SF

      62 Ml St

      MANUFACTURING (LIGHT) • 168,028 SF
      62 Ml St, Southbridge, MA 01550
      View Details

    Similar Nearby for Sale

    • $4,000,000
      198,300 SF

      35 Optical Dr

      Manufacturing properties • 198,300 SF
      35 Optical Dr, Southbridge, MA 01550
      View Details
    • Contact for pricing
      198,300 SF

      Southbridge Industrial Building for Cultivation

      198,300 SF industrial building suited for marijuana cultivation and manufacturing.
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    • $449,900

      Spacious Two-Family Home with Garage

      Two-family home with garage, ideal for investors or homebuyers.
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      Two-family home with detached garage, decks, and separate utilities.
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      9,536 SF

      Historic Southbridge Office Building

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    • Contact for pricing

      Well-Maintained Southbridge 3-Family Property

      Spacious 3-family property in Southbridge with strong rental history.
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    Similar Nearby for Lease

    • Contact for pricing
      34,150 SF

      Southbridge Industrial Space for Lease

      13,000 SF industrial space suitable for flex, warehousing, storage.
      80 Optical Dr, Southbridge, MA 01550
      View Details
    • Contact for pricing
      3,845 SF

      Southbridge Warehouse Space Available

      3,845 SF warehouse space for lease in Southbridge, MA.
      10 Cabot St, Southbridge, MA 01550
      View Details
    • Contact for pricing
      35,491 SF

      Southbridge Office Space Available

      First-class office space with amenities in downtown Southbridge.
      14 Mechanic St, Southbridge, MA 01550
      View Details
    • $2,000 /Mo
      2,144 SF

      Southbridge Commercial Space For Rent

      Office or retail space available in Southbridge, Massachusetts.
      476 Worcester St, Southbridge, MA 01550
      View Details
    • $1.00 SF/Yr

      Southbridge Retail Spaces For Rent

      Five retail spaces available in Southbridge's central business district.
      100 Central St, Southbridge, MA 01550
      View Details
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    Southbridge, MA 01550
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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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