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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Retail space
86 Main St, Westborough, MA 01581-1463
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0786975
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1870
Construction
FRAME
Total area
4,723 SF
Lot
2 ac (87,120 SF)
Zoning code
BB
APN
WBOR M:0028 B:000015 L:0
UPID
US38-0786975
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
$1.02M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Plummers Realty Assoc LLP · 3 yrs held
Plummers Realty Assoc LLP
since 2022
Last sale
$975,000
3 recorded transactions
Zoning & alternative use
BB · Westborough, 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 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
$1,120,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
$1,165,000
6.5%
$1,075,000
7%
$1,000,000
Alternative Use
Use
Estimation
RETAIL STORES
$740,000
Current use
AUTO REPAIR, GARAGE
$725,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$640,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10% · vs last sale $975k (Dec 20 2022)
Last sale anchor
$975k
Dec 20 2022
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
$218 / 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
$8,461
Tax year 2024
Assessed value
$515,600
Assessed 2024
Previous assessed
$515,600
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$358,600
Assessed improvement
$157,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1870
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
4
Total area
4,723 SF
Lot
2 ac (87,120 SF)
Zoning code
BB
APN
WBOR M:0028 B:000015 L:0
UPID
US38-0786975
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 Current
Est. value
$740,000
AUTO REPAIR, GARAGE
Est. value
$725,000
OFFICE BUILDING
Est. value
$640,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1870
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
4
Lot
2 ac
Current owner
From public records · entity-resolved
Plummers Realty Assoc LLP
Entity
Mailing address
1 PLUMMERS COR, WHITINSVILLE, MA 01588-2135
Ownership since
2022
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
Dec 20, 2022
$975,000
Plummers Realty Assoc LLP
Robert A Daniels
Quit Claim Arm's Length For Ne States
$975,000 · Millbury Cu
Apr 3, 2019
—
Robert A Daniels
—
Deed
related
$400,000 · Shrewsbury Municiple Employee Fed Cr Un
Jul 31, 2007
$550,000
Robert A Daniels
Rogers RT
Deed
$440,000 · Flagship Bk Tr Co
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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