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Property profile & analytics
OFF-MARKET
Estimated value
$30,060,000
Commercial real estate
3 Carlisle Rd Ste 5, Westford, MA 01886-3647
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1715053
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
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
$41.09M
Comparable Approach
Comparable
$31.12M
Blend (final)
Blend
$30.06M
Owner & transaction history
35 Carlisle Road RT · 4 yrs held
35 Carlisle Road RT
since 2021
Last sale
$30.3M
7 recorded transactions
Zoning & alternative use
CH · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$47.0M
+12.4%
Auto repair, garage
$45.6M
+8.9%
Neighborhood: shopping center
$44.8M
+7.2%
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
$28,610,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$44,510,000
6.5%
$41,085,000
7%
$38,150,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$41,825,000
Current use
RESTAURANT
$46,990,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$45,555,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$44,845,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$43,630,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$37,290,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$30.06M
Range $27.05M – $33.07M · ±10% · vs last sale $30.25M (Aug 16 2021)
Last sale anchor
$30.25M
Aug 16 2021
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
$186 / 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
$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
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
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, 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
COMMERCIAL (GENERAL) Current
Est. value
$41.8M
RESTAURANT
Est. value
$47.0M
AUTO REPAIR, GARAGE
Est. value
$45.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$44.8M
RETAIL STORES
Est. value
$43.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$37.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1986
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Units
2
Bathrooms
20
Lot
18.41 ac
Current owner
From public records · entity-resolved
35 Carlisle Road RT
Individual
Mailing address
1900 CROWN COLONY DR, QUINCY, MA 02169-0979
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2021
$30,250,000
35 Carlisle Road RT
35 Carlisle Road LLC
Quit Claim Arm's Length For Ne States
—
Apr 21, 2020
$24,500,000
3-5 Carlisle Rd LLC
Curo Westford LLC
Quit Claim Deed
—
Dec 18, 2015
$25,000,000
Curo Westford LLC
Glenborough Westford C
Quit Claim Deed
related
$17,128,125 · Blue Hills Bank
Apr 8, 2014
—
Glenborough Westford Ctr
—
Deed Of Trust
related
$21,500,000 · Cit Group Consumer Fin
Dec 12, 2006
$1
Glenborough Westf Ctr LLC
Glenborough Prop LP
Grant Deed
—
Dec 12, 2006
—
Glenborough Flande Pk LLC
—
Grant Deed
related
$135,000,000 · Lehman Brothers Bank Fsb
Apr 26, 2006
$1
Glenborough Prop LP
Glenborough Fund 5 LP
Grant Deed
—
Apr 30, 1997
$10,211,625
Glenborough Properties
Cigna Realty Resource
Grant Deed
—
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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