Entity Owned 
For Sale
1 / 2
$1,495,000
94 Main St, Northborough, MA 01532
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
CONCRETE
Total area
6,440 SF
Lot
0.23 ac (10,019 SF)
Zoning code
BE
APN
NBOR M:0640 L:0019
UPID
US38-0433473
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Landscaping General Contractor
-
Landscaping General Contractor
-
Gym & Fitness Center
-
General Contractor Construction Company
-
Barber Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$895k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$735k
Owner & transaction history
since 2022
Last sale
$925,000
2 recorded transactions
Zoning & alternative use
BE · Northborough, MA
Zoning description
An accessory use shall be incidental and subordinate to the principal use on the lot. (2) An accessory use shall be located on the same lot as the principal residential or nonresidential use to which it is accessory, and…
General category
COMMERCIAL
Top alternative use upside
Retail stores
$1.0M
+42.6%
Auto repair, garage
$990,000
+39.4%
Office building
$875,000
+23.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 12 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$735k
Value range
$662k – $809k
±10% around blend
Estimated value / SF
$114 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
Income certainty
100
$662k
blend $735k
$809k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,440 SF
Lot area
0.23 ac
Year built
1900
Stories
2
APN
NBOR M:0640 L:0019
Zoning
BE
Assessed value
$645,300
Annual tax
$9,215
3
Income approach: direct capitalization
Partial preview
Income approach indication
$895k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$970k
@ 6.5% CAP return
$895k
@ 7% CAP return
$830k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$9,215
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.68M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.0 mi away · 7,823 SF
8.0 mi away · 7,823 SF
8.0 mi away · 4,578 SF
8.6 mi away · 6,736 SF
8.9 mi away · 7,292 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$735k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 740 sales
$110
+4%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $114/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+43%
vs current-use indication
Auto Repair, Garage
Office Building
Neighborhood: Shopping Center
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
7.90%
Selected cap rate for this investment properties
Derived from the Northborough market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.90%
9.0%
NOI (est.)
$97k *
Last sale · Nov 2022
$925k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.23M
Move the market yield to see immediate price impact.
Value / SF
$191
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.40%7.90%8.40%
$87k
$1.18M
$1.11M
$1.04M
$97k
$1.31M
$1.23M
$1.16M
$107k
$1.44M
$1.35M
$1.27M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$1.35M
7.8 mi · Dec 2025 · $201/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,215
Tax year 2024
Assessed value
$645,300
Assessed 2024
Previous assessed
$645,300
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$252,800
Assessed improvement
$392,500
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1900
Construction
CONCRETE
Heating
STEAM
Buildings
1
Stories
2
Units
3
Rooms
8
Bathrooms
3
Total area
6,440 SF
Lot
0.23 ac (10,019 SF)
Zoning code
BE
APN
NBOR M:0640 L:0019
UPID
US38-0433473
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BE · Northborough, MAZoning BE · permitted uses
BE · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
An accessory use shall be incidental and subordinate to the principal use on the lot. (2) An accessory use shall be located on the same lot as the principal residential or nonresidential use to which it is accessory, and…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
CONCRETE
Heating
STEAM
Stories
2
Buildings
1
Units
3
Rooms
8
Bathrooms
3
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BE
COMMERCIAL
Jurisdiction
Northborough, MA
Recorded code
BE
Official district
BE
Official district profile
What the municipal code says about BE
Zoning description
An accessory use shall be incidental and subordinate to the principal use on the lot. (2) An accessory use shall be located on the same lot as the principal residential or nonresidential use to which it is accessory, and…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BE in Northborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
