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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
82 Main St, Northborough, MA 01532-1879
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-0246227
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
6,000 SF
Lot
1.5 ac (65,340 SF)
Zoning code
DB
APN
NBOR M:0630 L:0054
UPID
US38-0246227
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
Current use
Occupant on record · Public records
-
SM Aesthetics Spa & Massage Center Alternative Medicine Practice
-
Apex Dental Dental Office
-
Aubin Orthodontics Dental Office
-
Boroughs Counseling Counselor
-
White Light Reiki Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$350k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$646k
Blend (final)
Blend
$540k
Owner & transaction history
Pca Realty LLC · 16 yrs held
Pca Realty LLC
since 2009
4 recorded transactions
Zoning & alternative use
DB · Northborough, MA
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 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
by Request
ML approach
$350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$755,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$720,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$660,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±10%
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
$90 / 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
$11,954
Tax year 2024
Assessed value
$837,100
Assessed 2024
Previous assessed
$837,100
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$302,300
Assessed improvement
$534,800
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
1985
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
5
Bathrooms
4
Total area
6,000 SF
Lot
1.5 ac (65,340 SF)
Zoning code
DB
APN
NBOR M:0630 L:0054
UPID
US38-0246227
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
OFFICE BUILDING Current
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$755,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$720,000
COMMERCIAL (GENERAL)
Est. value
$660,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
5
Bathrooms
4
Lot
1.5 ac
Current owner
From public records · entity-resolved
Pca Realty LLC
Entity
Mailing address
82 W MAIN ST, NORTHBOROUGH, MA 01532-1879
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2009
$725,000
Pca Realty LLC
Pamjam Realty LLC
Deed
$800,000 · Rbs Citizens NA
Jan 7, 2005
$1
Pamjam Realty LLC
Pam RT
Grant Deed
—
Jan 28, 1999
—
Pam RT
—
Deed Of Trust
related
$4,800,000 · Middlesex Savings Bank
May 18, 1989
—
James Flanders
—
Deed Of Trust
related
$1,348,000 · Mechanics Bank
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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