Individually Owned Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1978
Construction
FRAME
Total area
5,440 SF
Lot
29.79 ac (1,297,652 SF)
Zoning code
RB
APN
WFOR M:0042.0 P:0009 S:0000
UPID
US38-1437025
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
-
Bar & Pub Golf Course
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$920k
Owner & transaction history
since 2012
6 recorded transactions
Zoning & alternative use
RB · Westford, MA
Zoning description
The intent of the zone to promote Residential Single Family District
General category
RESIDENTIAL
Top alternative use upside
Auto repair, garage
$1.5M
+8.9%
Neighborhood: shopping center
$1.5M
+7.2%
Retail stores
$1.5M
+4.3%
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 17 comparables with addresses
5 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
$920k
Value range
$828k – $1.01M
±10% around blend
Estimated value / SF
$169 / SF
Confidence
High
17 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$828k
blend $920k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,440 SF
Lot area
29.79 ac
Year built
1978
Stories
1
APN
WFOR M:0042.0 P:0009 S:0000
Zoning
RB
Assessed value
$1,168,175
Annual tax
$16,086
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.15M
Weighted, 17 comps · high confidence
Evidence
17 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.1 mi away · 6,341 SF
15.1 mi away · 4,785 SF
15.2 mi away · 4,600 SF
16.8 mi away · 4,568 SF
17.4 mi away · 4,012 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$920k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 830 sales
$258
-35%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $169/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
+9%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores
Commercial (general) · current use
Apartment House (5+ Units)
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
Not available
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: replacement-cost inputs are not on file.
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 · 17 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.17M
Move the market yield to see immediate price impact.
Value / SF
$215
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
5.00%7.00%9.00%
$74k
$1.47M
$1.05M
$818k
$82k
$1.64M
$1.17M
$909k
$90k
$1.80M
$1.28M
$999k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
17 found
High confidence · county-verified
Closest comparable
$705k
8.1 mi · Feb 2026 · $111/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$16,086
Tax year 2024
Assessed value
$1,168,175
Assessed 2024
Previous assessed
$1,168,175
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$436,675
Assessed improvement
$731,500
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
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
8
Total area
5,440 SF
Lot
29.79 ac (1,297,652 SF)
Zoning code
RB
APN
WFOR M:0042.0 P:0009 S:0000
UPID
US38-1437025
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RB · Westford, MAZoning RB · permitted uses
RB · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the zone to promote Residential Single Family District
General category
RESIDENTIAL
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
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
8
Lot
29.79 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
RB
RESIDENTIAL
Jurisdiction
Westford, MA
Recorded code
RB
Official district
RB
Official district profile
What the municipal code says about RB
Zoning description
The intent of the zone to promote Residential Single Family District
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RB 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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