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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Office buildings
96 Main St, Northborough, MA 01532-3810
Individually Owned
26-yr Hold
Free & Clear
Property ID
US38-1809913
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
8,130 SF
Lot
1.7 ac (74,052 SF)
Zoning code
DB
APN
NBOR M:0620 L:0058
UPID
US38-1809913
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
-
RenovoMD - Medical Aesthetics - Jean Casello MD Spa & Massage Center Alternative Medicine Practice
-
EXIT Beacon Pointe Realty - Giddens Realty Group Real Estate Agency
-
Karen Lilley MA, LMHC Counselor Mental Health Clinic
-
Rachel Smook Photography Photography Service (Bike/Boat/Book/etc) Store
-
Beacon Pointe Benefits Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$897k
Blend (final)
Blend
$730k
Owner & transaction history
Kathleen S Abu · 26 yrs held
Kathleen S Abu
since 1999
7 recorded transactions
Zoning & alternative use
DB · Northborough, 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 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
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
OFFICE BUILDING
$1,105,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,025,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$975,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$895,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$730k
Range $657k – $803k · ±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
$90 / 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
$16,615
Tax year 2024
Assessed value
$1,163,500
Assessed 2024
Previous assessed
$1,163,500
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$308,300
Assessed improvement
$855,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Bathrooms
4
Total area
8,130 SF
Lot
1.7 ac (74,052 SF)
Zoning code
DB
APN
NBOR M:0620 L:0058
UPID
US38-1809913
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
DB · Northborough, MA
Zoning DB · permitted uses
DB · 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
OFFICE BUILDING Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$975,000
COMMERCIAL (GENERAL)
Est. value
$895,000
OFFICE BUILDING Current
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Bathrooms
4
Lot
1.7 ac
Current owner
From public records · entity-resolved
Kathleen S Abu
Individual
Free & Clear · 26 yrs held
Mailing address
290 W MAIN ST, NORTHBOROUGH, MA 01532-2164
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2012
—
Ka Realty INC
—
Deed Of Trust
related
$2,860,000 · Avidia Bank
Jan 12, 2012
—
Ka Realty INC
—
Deed Of Trust
related
$710,000 · Avidia Bank
Oct 22, 1999
$150,000
Kathleen S Abu
Pendelton Square RT
Grant Deed
—
Jul 2, 1999
—
Kathleen S Abu
—
Deed Of Trust
related
$544,000 · Family Bank
Aug 5, 1998
$150,000
Abu A Anthony
Pam RT
Grant Deed
—
Apr 7, 1998
$142,500
Pam RT
George,john W
Grant Deed
—
Jun 7, 1988
$25,000
Klm Rlty Tr
Hunt,dorothy M
Grant Deed
$120,000 · Marlborough Savings Bank
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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