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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Investment properties
25 Carlisle Rd Westford, MA 01886-3602
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US38-1875478
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
3,290 SF
Lot
0.9 ac (39,139 SF)
Zoning code
RA
APN
WFOR M:0017.0 P:0070 S:0000
UPID
US38-1875478
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
$835k
Comparable Approach
Comparable
$505k
Blend (final)
Blend
$760k
Owner & transaction history
Farms RT Eastwood · 24 yrs held
Farms RT Eastwood
since 2001
7 recorded transactions
Zoning & alternative use
RA · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the zone to promote Residential Single Family District
Zone name
Residence A
General category
RESIDENTIAL
Zone area
16,796.06 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$925,000
+8.9%
Neighborhood: shopping center
$910,000
+7.2%
Retail stores
$885,000
+4.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$905,000
6.5%
$835,000
7%
$775,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$850,000
Current use
AUTO REPAIR, GARAGE
$925,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$885,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10%
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
$231 / 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
$15,034
Tax year 2024
Assessed value
$1,091,800
Assessed 2024
Previous assessed
$1,091,800
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$349,900
Assessed improvement
$741,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
2
Rooms
14
Bathrooms
3
Total area
3,290 SF
Lot
0.9 ac (39,139 SF)
Zoning code
RA
APN
WFOR M:0017.0 P:0070 S:0000
UPID
US38-1875478
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RA · Westford, MAZoning RA · permitted uses
RA · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of the zone to promote Residential Single Family District
Zone name
Residence A
General category
RESIDENTIAL
Zone area
16,796.06 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
RETAIL STORES
Est. value
$885,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
2
Rooms
14
Bathrooms
3
Lot
0.9 ac
Current owner
From public records · entity-resolved
Farms RT Eastwood
Individual
Mailing address
25 CARLISLE RD, WESTFORD, MA 01886-3602
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2025
—
Eastwood Farms RT
—
Deed
related
$400,000 · Middlesex Savings Bank
Aug 14, 2020
—
Eastwood Farms RT
—
Deed
related
$300,000 · Middlesex Savings Bank
Feb 12, 2004
—
Farms RT Eastwood
—
Deed Of Trust
related
$316,000 · Bay Colony Dev Corp
Mar 7, 2003
—
Farms RT Eastwood
—
Deed Of Trust
related
$304,000 · Middlesex Savings Bank
Aug 3, 2001
$360,000
Farms RT Eastwood
Able Solutions LLC
Grant Deed
$215,000 · Middlesex Savings Bank
Aug 3, 2001
—
Eastwood Farms RT
—
Grant Deed
related
$172,000 · Middlesex Savings Bank
Apr 25, 2001
$220,000
Able Solutions LLC
Abbood,rose
Grant Deed
$200,000 · Zenon Grzybowski
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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