Entity Owned Property summary
AI-generated overview
Located at 161 Boston Road in North Billerica, this single-story retail property contains 5,649 square feet of space and was constructed in 1970. It has historically been used as a convenience store and is zoned for Business and Mixed-Use, providing flexibility for continued convenience retail or other general business uses consistent with the zoning. The site is positioned at the junction of Route 129 and Route 3A, within about one mile of Route 3 and approximately 1.4 miles from the North Billerica train station, with nearby parks including Warren H. Manning State Forest, McDonald Knowles, and Kohlrausch Park. Boston Road frontage supports substantial traffic exposure, with a daily vehicle count exceeding 28,000 vehicles per day.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Construction
STEEL FRAME
Total area
4,793 SF
Lot
0.71 ac (31,002 SF)
Zoning code
4
APN
BILL M:0015 B:0140 L:0
UPID
US38-1863723
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
-
Grocery & Convenience Store
-
Restaurant Take-out & Catering
-
Atm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.33M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.37M
Owner & transaction history
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
4 · North Billerica, MA
Top alternative use upside
Auto repair, garage
$1.4M
+4.4%
Neighborhood: shopping center
$1.3M
+2.8%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 22 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.37M
Value range
$1.23M – $1.50M
±10% around blend
Estimated value / SF
$285 / SF
Confidence
High
22 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$1.23M
blend $1.37M
$1.50M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,793 SF
Lot area
0.71 ac
Year built
1970
Stories
1
APN
BILL M:0015 B:0140 L:0
Zoning
4
Assessed value
$1,141,400
Annual tax
$28,638
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.15M
@ 6.5% CAP return
$1.06M
@ 7% CAP return
$985k
4
Sales comparison
Partial preview
Sales approach indication
$1.26M
Weighted, 20 comps · high confidence
Evidence
22 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 4,181 SF
10.6 mi away · 4,181 SF
10.9 mi away · 4,813 SF
12.0 mi away · 3,455 SF
13.9 mi away · 5,170 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.37M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 360 sales
$270
+6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $285/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+4%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores · 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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 22 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
5.00%
Implied, in-place cap rate for this retail space
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 · 5.00%
9.0%
NOI (est.)
$89k *
Last sale · Apr 2022
$1.27M
* 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$1.77M
Move the market yield to see immediate price impact.
Value / SF
$369
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
4.50%5.00%5.50%
$80k
$1.77M
$1.59M
$1.45M
$89k
$1.97M
$1.77M
$1.61M
$97k
$2.16M
$1.95M
$1.77M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
22 found
High confidence · county-verified
Closest comparable
$370k
3.1 mi · Apr 2026 · $85/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$28,638
Tax year 2024
Assessed value
$1,141,400
Assessed 2024
Previous assessed
$1,007,500
+13.3% YoY
Effective rate
2.51%
On assessed value
Assessed land
$368,500
Assessed improvement
$772,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
4,793 SF
Lot
0.71 ac (31,002 SF)
Zoning code
4
APN
BILL M:0015 B:0140 L:0
UPID
US38-1863723
Jurisdiction
BILLERICA
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
4 · North Billerica, MAZoning 4 · permitted uses
4 · North Billerica, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.71 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
4
Jurisdiction
North Billerica, MA
Recorded code
4
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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