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Property profile & analytics
OFF-MARKET
Estimated value
$31,580,000
Life science properties
1 Robbins Rd, Westford, MA 01886-4113
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0338895
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1982
Construction
STEEL FRAME
Total area
291,926 SF
Lot
31.78 ac (1,384,250 SF)
Zoning code
IH
APN
WFOR M:0011.0 P:0089 S:0000
UPID
US38-0338895
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
$29.13M
Blend (final)
Blend
$31.58M
Owner & transaction history
Nv 1 Robinns Road LLC · 6 yrs held
Nv 1 Robinns Road LLC
since 2020
Last sale
$31.5M
6 recorded transactions
Zoning & alternative use
IH · Westford, 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 Westford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westford 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
$34,190,000
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
$47,585,000
Current use
INDUSTRIAL (GENERAL)
$44,810,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$31.58M
Range $28.42M – $34.74M · ±10% · vs last sale $31.50M (Feb 3 2020)
Last sale anchor
$31.50M
Feb 3 2020
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
$108 / 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
$291,635
Tax year 2024
Assessed value
$21,179,000
Assessed 2024
Previous assessed
$21,179,000
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$10,584,000
Assessed improvement
$10,595,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1982
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
12
Total area
291,926 SF
Lot
31.78 ac (1,384,250 SF)
Zoning code
IH
APN
WFOR M:0011.0 P:0089 S:0000
UPID
US38-0338895
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IH · Westford, MA
Zoning IH · permitted uses
IH · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westford. 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
$47.6M
INDUSTRIAL (GENERAL)
Est. value
$44.8M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
INDUSTRIAL (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
1982
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
12
Lot
31.78 ac
Current owner
From public records · entity-resolved
Nv 1 Robinns Road LLC
Entity
Mailing address
301 EDGEWATER PL STE #100, WAKEFIELD, MA 01880-1281
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2020
$31,500,000
Nv 1 Robinns Road LLC
Lsref 4 Turtle LLC
Quit Claim Arm's Length For Ne States
$20,475,000 · Middlesex Savings Bank
Jul 9, 2015
$47,816,433
Lsref 4 Turtle LLC
Wells Reit
Warranty Deed
—
Aug 19, 2005
—
Wells Reit-robbins Rd LLC
—
Deed Of Trust
related
$23,000,000 · Prudential Insurance Co
Aug 19, 2005
$1
Wells Reit-robbins Rd LLC
Nashoba View Assoc LLC
Grant Deed
related
—
Jul 12, 2002
—
Nashoba View Assoc LLC
—
Grant Deed
related
$25,000,000 · Sovereign Bank
Nov 15, 1996
$10,600,000
Nashoba View Assoc LLC
Wrc Properties INC
Grant Deed
$17,000,000 · Zeger Corp Pension Trust
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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