Individually Owned 
For Lease
$30,060,000
3 Carlisle Rd, Westford, MA 01886
View Listing
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$339k
Tax billed · 2024
Assessed value$24.63M
Assessed land$6.36M
Assessed improvement$18.27M
Effective rate1.38%
Value estimate
· Sep 2026$30.06M
$27.05M – $33.07M
CAP approach$41.09M
Sales comparison$31.12M
Realmo valuation models over county records and 7 qualifying comparable sales.
Recently sold
What actually traded nearby?
$258/SF
County average, outlier-cleaned · 830 recorded sales of this use type
Observed band · Q1–Q3$130 – $413
Qualifying comparables7
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
CH
The intent of the zone to promote Commercial Highway District
General categoryCOMMERCIAL
JurisdictionWESTFORD
Location intelligence
Which uses thrive at this corner?
Best fit: Auto Repair Shop
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Auto Repair Shop11.0
Wholesale Shop10.4
Parking Facility10.3
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 8 transfers
✓ 7 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 6 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
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.
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$30.06M
Value range
$27.05M – $33.07M
±10% around blend
Estimated value / SF
$186 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$27.05M
blend $30.06M
$33.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
161,850 SF
Lot area
18.41 ac
Year built
1986
Stories
2
APN
WFOR M:0017.0 P:0080 S:0000
Zoning
CH
Assessed value · 2024
$24,627,800
Annual tax · 2024
$339,125
3
Income approach: direct capitalization
Partial preview
Income approach indication
$41.09M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$44.51M
@ 6.5% CAP return
$41.09M
@ 7% CAP return
$38.15M
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$16.19M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
17.2 mi away · 199,892 SF
21.1 mi away · 160,742 SF
23.1 mi away · 123,230 SF
23.4 mi away · 154,376 SF
23.5 mi away · 117,412 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$30.06M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
County 830 sales
$258
-28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $186/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+12%
vs current use, $41.83M
Auto Repair, Garage
Neighborhood: Shopping Center
Retail Stores
Commercial (general) · current use
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
Not available
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 · 7 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
9.30%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.30%
9.0%
NOI (est.)
$2.12M *
Last sale · Aug 2021
$30.25M
* 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$22.77M
Move the market yield to see immediate price impact.
Value / SF
$141
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
8.80%9.30%9.80%
$1.91M
$21.66M
$20.49M
$19.45M
$2.12M
$24.06M
$22.77M
$21.61M
$2.33M
$26.47M
$25.05M
$23.77M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$12.80M
0.5 mi · Dec 2025 · $80/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1986
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
2
Units
2
Bathrooms
20
Total area
161,850 SF
Lot
18.41 ac (802,040 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0080 S:0000
UPID
US38-1715053
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$339,125
Assessed value
$24,627,800
Assessed 2024
Previous assessed
$24,627,800
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$6,359,700
Assessed improvement
$18,268,100
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
Jurisdiction
Westford, MA
Recorded code
CH
Category
COMMERCIAL
Official district
CH
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about CH
Zoning description
The intent of the zone to promote Commercial Highway District
General category
COMMERCIAL
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
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.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
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?”
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- Local Zoning Insight
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