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Property profile & analytics
OFF-MARKET
Estimated value
$2,570,000
Retail properties & Spaces
467 Boston Rd, Billerica, MA 01821-2810
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-1005042
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1998
Construction
STEEL FRAME
Total area
13,560 SF
Lot
2.03 ac (88,605 SF)
Zoning code
4
APN
BILL M:0061 B:0090 L:3
UPID
US38-1005042
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
Current use
Occupant on record · Public records
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
higi Physician
-
Walgreens Cosmetic Store
-
Walgreens Pharmacy Pharmacy
-
FedEx OnSite Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.00M
Comparable Approach
Comparable
$2.30M
Blend (final)
Blend
$2.57M
Owner & transaction history
Acv Skyline Rad08 LLC · 17 yrs held
Acv Skyline Rad08 LLC
since 2008
6 recorded transactions
Zoning & alternative use
4 · Billerica, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+7.7%
Auto repair, garage
$3.8M
+4.4%
Neighborhood: shopping center
$3.8M
+2.8%
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 Billerica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Billerica 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%
$3,250,000
6.5%
$3,000,000
7%
$2,785,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,655,000
Current use
RESTAURANT
$3,935,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,815,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,755,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,125,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.57M
Range $2.31M – $2.83M · ±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
$190 / 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
$80,667
Tax year 2024
Assessed value
$3,215,100
Assessed 2024
Previous assessed
$3,022,800
+6.4% YoY
Effective rate
2.51%
On assessed value
Assessed land
$1,462,000
Assessed improvement
$1,753,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
13,560 SF
Lot
2.03 ac (88,605 SF)
Zoning code
4
APN
BILL M:0061 B:0090 L:3
UPID
US38-1005042
Jurisdiction
BILLERICA
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
4 · Billerica, MA
Zoning 4 · permitted uses
4 · Billerica, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Billerica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.7M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
2.03 ac
Current owner
From public records · entity-resolved
Acv Skyline Rad08 LLC
Entity
Mailing address
30 HUNTER LN, CAMP HILL, PA 17011-2400
Ownership since
2008
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
Oct 22, 2018
—
Acv Skyline Rad08 LLC
—
Deed
related
$29,500,000 · Iberiabank
Aug 12, 2008
$2,680,000
Acv Skyline Rad08 LLC
Pjc Rlty Ma INC
Grant Deed
$72,887 · Acv Skyline LLC
Aug 6, 2004
—
Pjc Rlty Ma INC
—
Deed Of Trust
related
$2,000,000 · Deutsche Bank
Jan 29, 2002
$3,975,846
Pjc Realty Co INC
American Stores Proper
Grant Deed
—
Jan 27, 1998
$1,300,000
American Stores Prop
Rg RT
Grant Deed
—
—
—
Acv Skyline Rad08 LLC
—
Deed Of Trust
related
$29,500,000 · Iberiabank
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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