Entity Owned 
For Sale
1 / 38
$949,000
295 Boston Rd, Billerica, MA 01862
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
FRAME
Total area
2,496 SF
Lot
0.6 ac (26,018 SF)
Zoning code
4
APN
BILL M:0031 B:0089 L:2
UPID
US38-0453843
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
-
Gas Station
-
(Bike/Boat/Book/etc) Store
-
Grocery & Convenience Store Specialty Food Shop
-
Tattoo & Piercing Shop
-
Insurance Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$685k
Owner & transaction history
since 2022
Last sale
$635,000
2 recorded transactions
Zoning & alternative use
4 · North Billerica, MA
Top alternative use upside
Auto repair, garage
$705,000
+4.4%
Neighborhood: shopping center
$690,000
+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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
3 alternative uses screened
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
$685k
Value range
$617k – $754k
±10% around blend
Estimated value / SF
$274 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$617k
blend $685k
$754k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,496 SF
Lot area
0.6 ac
Year built
1954
Stories
1
APN
BILL M:0031 B:0089 L:2
Zoning
4
Assessed value
$520,900
Annual tax
$13,069
3
Income approach: direct capitalization
Partial preview
Income approach indication
$550k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$600k
@ 6.5% CAP return
$550k
@ 7% CAP return
$515k
4
Sales comparison
Partial preview
Sales approach indication
$851k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.6 mi away · 2,140 SF
8.0 mi away · 2,506 SF
9.1 mi away · 2,640 SF
9.2 mi away · 3,238 SF
9.3 mi away · 2,405 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$685k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 360 sales
$270
+2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $274/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.
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 · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.20%
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 · 5.20%
9.0%
NOI (est.)
$44k *
Last sale · Feb 2022
$635k
* 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$855k
Move the market yield to see immediate price impact.
Value / SF
$342
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
4.70%5.20%5.70%
$40k
$851k
$769k
$702k
$44k
$946k
$855k
$780k
$49k
$1.04M
$940k
$858k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$800k
4.9 mi · May 2026 · $279/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$13,069
Tax year 2024
Assessed value
$520,900
Assessed 2024
Previous assessed
$358,400
+45.3% YoY
Effective rate
2.51%
On assessed value
Assessed land
$265,700
Assessed improvement
$255,200
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
For Sale
Year built
1954
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
3
Bathrooms
3
Total area
2,496 SF
Lot
0.6 ac (26,018 SF)
Zoning code
4
APN
BILL M:0031 B:0089 L:2
UPID
US38-0453843
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
1954
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
3
Bathrooms
3
Lot
0.6 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
Ownership Intelligence
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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
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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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