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Property profile & analytics
OFF-MARKET
Estimated value
$4,950,000
Office buildings
238 Littleton Rd, Westford, MA 01886-3529
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0485718
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
STEEL FRAME
Total area
49,386 SF
Lot
5.96 ac (259,618 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0090 S:0000
UPID
US38-0485718
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
$5.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.74M
Blend (final)
Blend
$4.95M
Owner & transaction history
Spound Properties LLC · 1 yrs held
Spound Properties LLC
since 2025
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
CH · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$7.6M
+31.2%
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
$4,920,000
ML approach
$5,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,780,000
Current use
INDUSTRIAL (GENERAL)
$7,580,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$4.95M
Range $4.46M – $5.45M · ±10% · vs last sale $3.60M (Jan 17 2025)
Last sale anchor
$3.60M
Jan 17 2025
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
$100 / 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
$49,331
Tax year 2024
Assessed value
$3,582,500
Assessed 2024
Previous assessed
$3,582,500
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,600,800
Assessed improvement
$1,981,700
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
12
Bathrooms
9
Total area
49,386 SF
Lot
5.96 ac (259,618 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0090 S:0000
UPID
US38-0485718
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CH · Westford, MA
Zoning CH · permitted uses
CH · 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
OFFICE BUILDING Current
Est. value
$5.8M
INDUSTRIAL (GENERAL)
Est. value
$7.6M
OFFICE BUILDING 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
1988
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
12
Bathrooms
9
Lot
5.96 ac
Current owner
From public records · entity-resolved
Spound Properties LLC
Entity
Mailing address
238 LITTLETON RD STE #203, WESTFORD, MA 01886-3531
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2025
$3,600,000
Spound Properties LLC
New Spound Westford T
Deed
$1,325,000 · Enterprise Bank & Trust Co
Jul 27, 2022
—
New Spound Westford T
Spound Dev Assoc LLC
Quit Claim Deed
related
—
Jul 26, 2022
—
Spound Dev Associates LLC
Spound Westford T
Quit Claim Deed
related
—
Oct 19, 2006
—
Spound,david A Tr
—
Deed Of Trust
related
$2,695,000 · Worth Funding INC
Dec 27, 1996
—
Spound Westford Trust
—
Deed Of Trust
related
$3,000,000 · John Hancock Mutual Life Ins
Jun 13, 1989
$5,316,000
Joseph Spound
Fagelman,sidney
Grant Deed
$4,050,000 · Zuckerman Family Nomi
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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