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Property profile & analytics
FOR LEASE
Warehouses
9 Crystal Pond Rd, Southborough, MA 01772
Individually Owned
23-yr Hold
~
Est. High Equity
Property ID
US38-0808786
For Lease
1 / 2
$14,925,000
9 Crystal Pond Rd, Southborough, MA 01772
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
168,288 SF
Lot
17.6 ac (766,656 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0014.0
UPID
US38-0808786
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.93M
Owner & transaction history
Ccp Southborough Paper · 23 yrs held
Ccp Southborough Paper
since 2003
5 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$22.9M
+35.5%
Neighborhood: shopping center
$21.2M
+25.8%
Apartment house (5+ units)
$20.2M
+19.6%
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 Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,885,000
Current use
OFFICE BUILDING
$22,885,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$21,240,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$20,190,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,520,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$14.93M
Range $13.43M – $16.42M · ±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
$89 / 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
$184,794
Tax year 2024
Assessed value
$13,285,000
Assessed 2024
Previous assessed
$11,665,300
+13.9% YoY
Effective rate
1.39%
On assessed value
Assessed land
$4,155,500
Assessed improvement
$9,129,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
168,288 SF
Lot
17.6 ac (766,656 SF)
Zoning code
IP
APN
SBOR M:025.0 B:0000 L:0014.0
UPID
US38-0808786
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
IP · Southborough, MA
Zoning IP · permitted uses
IP · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$16.9M
OFFICE BUILDING
Est. value
$22.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$21.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.2M
COMMERCIAL (GENERAL)
Est. value
$18.5M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
17.6 ac
Current owner
From public records · entity-resolved
Ccp Southborough Paper
Individual
Mailing address
3131 TURTLE CRK BLVD, DALLAS, TX 75219-5405
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2020
—
Ccp Southborough Paper
—
Deed
related
$3,800,000 · Veritex Community Bk
Apr 23, 2003
$10,447,725
Ccp Southborough Paper
Cardinal Paper LP
Grant Deed
$7,300,000 · Zuckerman Family Nomi
Jan 7, 2003
$9,183,000
Paper LP II
9 Crystal Pond Rd LLC
Grant Deed
$139,636,000 · Bank Of America
Sep 21, 1995
$3,149,964
Unisource Worldwide
Apex Property&standard
Grant Deed
—
Apr 22, 1994
$1,100,000
Property Apex
Data General Corp
Grant Deed
$3,149,964 · Zuckerman Family Nomi
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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