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Property profile & analytics
FOR SALE
Life science properties
10 Lyberty Way, Westford, MA 01886
Entity Owned
~
Est. High Equity
Property ID
US38-0228734
For Sale
1 / 2
Contact for pricing
10 Lyberty Way, Westford, MA 01886
View Listing →
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
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
2959 Victoria St Partners
2959 Victoria St Partners
since 2025
Last sale
$25.8M
5 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$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
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
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, 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.
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
Current owner
From public records · entity-resolved
2959 Victoria St Partners
Entity
Mailing address
1900 CROWN COLONY DR, QUINCY, MA 02169-0979
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
$25,750,000
2959 Victoria St Partners
10 Lyberty Way Owner LLC
Deed
$14,000,000 · Digital FCU
Jul 15, 2021
$12,700,000
10 Lyberty Way Owner LLC
Puma North America INC
Quit Claim Arm's Length For Ne States
$14,005,930 · Cambridge Savings Bank
Jul 16, 2007
$11,500,000
Puma North America INC
Fsp Holdings LLC
Grant Deed
—
May 23, 2000
$9,100,000
Fsb Lyberty Way LP
Taurus Lyberty LP
Grant Deed
related
—
Sep 23, 1999
$6,700,000
Taurus-lyberty LP
General Signal Corp
Grant Deed
$5,700,000 · First Essex 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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