Entity Owned 
For Sale
$12,010,000
10 Lyberty Way, Westford, MA 01886
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Property summary
AI-generated overview
Single-story office and R&D building located off Route 110 in Westford. The property includes 30,000 square feet of office space and 70,000 square feet of open production/R&D space, with an overall footprint of 10,768 square feet as stated in the listing. Building features include a card access system, a cafeteria with capacity for approximately 100 people, and an emergency generator rated at 150 KWA, along with natural gas service. The building was upgraded with new HVAC and electrical systems in 1999 and is configured to allow expansion by up to 25%.
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1984
Construction
STEEL FRAME
Total area
130,524 SF
Lot
19.74 ac (859,874 SF)
Zoning code
IH
APN
WFOR M:0017.0 P:0077 S:0000
UPID
US38-0228734
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
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.01M
Owner & transaction history
since 2025
Last sale
$25.8M
5 recorded transactions
Zoning & alternative use
IH · Westford, MA
Zoning description
The intent of the zone to promote Industrial District
General category
INDUSTRIAL
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.01M
Value range
$10.81M – $13.21M
±10% around blend
Estimated value / SF
$92 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$10.81M
blend $12.01M
$13.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
130,524 SF
Lot area
19.74 ac
Year built
1984
Stories
2
APN
WFOR M:0017.0 P:0077 S:0000
Zoning
IH
Assessed value
$11,920,400
Annual tax
$164,144
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$15.05M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.4 mi away · 159,720 SF
12.8 mi away · 146,100 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 68 sales
$163
-44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $92/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$25.75M
Move the market yield to see immediate price impact.
Value / SF
$197
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
5.00%7.00%9.00%
$1.62M
$32.45M
$23.17M
$18.03M
$1.80M
$36.05M
$25.75M
$20.03M
$1.98M
$39.66M
$28.32M
$22.03M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$13.90M
5.8 mi · Oct 2025 · $122/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$164,144
Tax year 2024
Assessed value
$11,920,400
Assessed 2024
Previous assessed
$11,920,400
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$4,728,100
Assessed improvement
$7,192,300
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
For Sale
Year built
1984
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
23
Total area
130,524 SF
Lot
19.74 ac (859,874 SF)
Zoning code
IH
APN
WFOR M:0017.0 P:0077 S:0000
UPID
US38-0228734
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IH · Westford, MAZoning IH · permitted uses
IH · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the zone to promote Industrial District
General category
INDUSTRIAL
Building & site characteristics
From public records
Year built
1984
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
23
Lot
19.74 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
IH
INDUSTRIAL
Jurisdiction
Westford, MA
Recorded code
IH
Official district
IH
Official district profile
What the municipal code says about IH
Zoning description
The intent of the zone to promote Industrial District
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IH in Westford, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified 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.
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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.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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