Individually Owned Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1986
Construction
STEEL FRAME
Total area
161,850 SF
Lot
18.41 ac (802,040 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0080 S:0000
UPID
US38-1715053
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$41.09M
Comparable Approach
Comparable
$31.12M
Blend (final)
Blend
$30.06M
Owner & transaction history
since 2021
Last sale
$30.3M
7 recorded transactions
Zoning & alternative use
CH · Westford, MA
Zoning description
The intent of the zone to promote Commercial Highway District
General category
COMMERCIAL
Top alternative use upside
Restaurant
$47.0M
+12.4%
Auto repair, garage
$45.6M
+8.9%
Neighborhood: shopping center
$44.8M
+7.2%
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 7 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$30.06M
Value range
$27.05M – $33.07M
±10% around blend
Estimated value / SF
$186 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$27.05M
blend $30.06M
$33.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
161,850 SF
Lot area
18.41 ac
Year built
1986
Stories
2
APN
WFOR M:0017.0 P:0080 S:0000
Zoning
CH
Assessed value
$24,627,800
Annual tax
$339,125
3
Income approach: direct capitalization
Partial preview
Income approach indication
$41.09M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$44.51M
@ 6.5% CAP return
$41.09M
@ 7% CAP return
$38.15M
4
Sales comparison
Partial preview
Sales approach indication
$16.24M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.2 mi away · 199,892 SF
21.1 mi away · 160,742 SF
23.1 mi away · 123,230 SF
23.4 mi away · 154,376 SF
23.5 mi away · 117,412 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$30.06M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 830 sales
$258
-28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $186/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+12%
vs current-use indication
Auto Repair, Garage
Neighborhood: Shopping Center
Retail Stores
Commercial (general) · 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 · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
9.30%
Implied, in-place cap rate for this commercial real estate
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 · 9.30%
9.0%
NOI (est.)
$2.12M *
Last sale · Aug 2021
$30.25M
* 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$22.77M
Move the market yield to see immediate price impact.
Value / SF
$141
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
8.80%9.30%9.80%
$1.91M
$21.66M
$20.49M
$19.45M
$2.12M
$24.06M
$22.77M
$21.61M
$2.33M
$26.47M
$25.05M
$23.77M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$12.80M
0.5 mi · Dec 2025 · $80/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$339,125
Tax year 2024
Assessed value
$24,627,800
Assessed 2024
Previous assessed
$24,627,800
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$6,359,700
Assessed improvement
$18,268,100
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
2
Units
2
Bathrooms
20
Total area
161,850 SF
Lot
18.41 ac (802,040 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0080 S:0000
UPID
US38-1715053
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CH · Westford, MAZoning CH · permitted uses
CH · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the zone to promote Commercial Highway District
General category
COMMERCIAL
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
1986
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Units
2
Bathrooms
20
Lot
18.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CH
COMMERCIAL
Jurisdiction
Westford, MA
Recorded code
CH
Official district
CH
Official district profile
What the municipal code says about CH
Zoning description
The intent of the zone to promote Commercial Highway District
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CH in Westford, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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