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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Investment properties
94 Main St, Northborough, MA 01532-1979
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0433473
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
JD Tree Service LLC Landscaping General Contractor
-
The Natural Landscape Landscaping General Contractor
-
ForceField Athletics Gym & Fitness Center
-
Royal Top Pavement General Contractor Construction Company
-
Bill's Barber Shop Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$895k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
Otey Brothers Realty LLC · 3 yrs held
Otey Brothers Realty LLC
since 2022
Last sale
$925,000
2 recorded transactions
Zoning & alternative use
BE · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+42.6%
Auto repair, garage
$990,000
+39.4%
Office building
$875,000
+23.6%
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 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
$735,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
$970,000
6.5%
$895,000
7%
$830,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$710,000
Current use
RETAIL STORES
$1,010,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$990,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$875,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$815,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$775,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$645,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $925k (Nov 7 2022)
Last sale anchor
$925k
Nov 7 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
$110 / 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
$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
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
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, MA
Zoning BE · permitted uses
BE · 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
COMMERCIAL (GENERAL) Current
Est. value
$710,000
RETAIL STORES
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$990,000
OFFICE BUILDING
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$815,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$775,000
WAREHOUSE, STORAGE
Est. value
$645,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1900
Construction
CONCRETE
Heating
STEAM
Stories
2
Buildings
1
Units
3
Rooms
8
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Otey Brothers Realty LLC
Entity
Mailing address
308 CENTRAL ST, HUDSON, MA 01749-1304
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2022
$925,000
Otey Brothers Realty LLC
94 Main St T
Quit Claim Arm's Length For Ne States
$693,750 · Mutualone Bank
Jun 5, 2014
—
Main Street T 94
Euclid L Stone T
Quit Claim Deed
related
—
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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