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Property profile & analytics
OFF-MARKET
Estimated value
$12,525,000
Life science properties
9 Technology Dr Westborough, MA 01581-1794
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1009913
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1991
Construction
STEEL FRAME
Total area
237,337 SF
Lot
16.65 ac (725,143 SF)
Zoning code
IB
APN
WBOR M:0036 B:000019 L:0
UPID
US38-1009913
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
$12.53M
Owner & transaction history
Bos West Ma LLC · 11 yrs held
Bos West Ma LLC
since 2014
2 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$18.4M
+41.1%
Apartment house (5+ units)
$15.0M
+14.9%
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
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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$13,025,000
Current use
OFFICE BUILDING
$18,385,000
Change: +41% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,970,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,110,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$12.53M
Range $11.27M – $13.78M · ±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
$53 / 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
$891,039
Tax year 2024
Assessed value
$54,298,560
Assessed 2024
Previous assessed
$54,298,560
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$5,707,900
Assessed improvement
$48,590,660
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1991
Construction
STEEL FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
237,337 SF
Lot
16.65 ac (725,143 SF)
Zoning code
IB
APN
WBOR M:0036 B:000019 L:0
UPID
US38-1009913
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · 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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$13.0M
OFFICE BUILDING
Est. value
$18.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.0M
AUTO REPAIR, GARAGE
Est. value
$12.1M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1991
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
16.65 ac
Current owner
From public records · entity-resolved
Bos West Ma LLC
Entity
Mailing address
1 ASTELLAS WAY, NORTHBROOK, IL 60062-6111
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2014
$45,974,000
Bos West Ma LLC
Wells Reit 2-9 Tech Dr
Quit Claim Deed
—
May 28, 2004
$47,600,000
Technology Dr T
Gateway Sherwood INC
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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