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Property profile & analytics
OFF-MARKET
Estimated value
$3,105,000
Super regional malls
6 Carlisle Rd, Westford, MA 01886-3636
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1128692
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1986
Construction
STEEL FRAME
Total area
12,000 SF
Lot
1.34 ac (58,375 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0028 S:0000
UPID
US38-1128692
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
$2.81M
CAP Approach
CAP
$3.46M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.11M
Owner & transaction history
Maudrivia LLC · 2 yrs held
Maudrivia LLC
since 2023
Last sale
$3.2M
6 recorded transactions
Zoning & alternative use
CH · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+4.8%
Auto repair, garage
$3.4M
+1.6%
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
$2,865,000
ML approach
$2,810,000
CAP Approach
CAP Return
Estimation
6%
$3,745,000
6.5%
$3,460,000
7%
$3,210,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,325,000
Current use
RESTAURANT
$3,485,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,380,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$3,235,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,100,000
Change: -7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,765,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.11M
Range $2.79M – $3.42M · ±10% · vs last sale $3.20M (Oct 23 2023)
Last sale anchor
$3.20M
Oct 23 2023
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
$259 / 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
$41,192
Tax year 2024
Assessed value
$2,991,400
Assessed 2024
Previous assessed
$2,991,400
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,050,700
Assessed improvement
$1,940,700
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
7
Bathrooms
10
Total area
12,000 SF
Lot
1.34 ac (58,375 SF)
Zoning code
CH
APN
WFOR M:0017.0 P:0028 S:0000
UPID
US38-1128692
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.3M
RESTAURANT
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1
Buildings
1
Units
7
Bathrooms
10
Lot
1.34 ac
Current owner
From public records · entity-resolved
Maudrivia LLC
Entity
Mailing address
6 CARLISLE RD, WESTFORD, MA 01886-3636
Ownership since
2023
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 23, 2023
$3,200,000
Maudrivia LLC
6 Carlisle Road RT
Quit Claim Arm's Length For Ne States
$2,560,000 · Fifth Third Bank
Aug 8, 2023
—
Bhatia Narain
6 Carlisle Rd RT
Quit Claim Deed
related
—
May 1, 2013
—
Carlisle Road RT
—
Deed Of Trust
related
$900,000 · Enterprise Bank & Trust
Oct 12, 2007
—
Carlisle Road RT
—
Deed Of Trust
related
$200,000 · Brookline Savings Bank
Jul 16, 2003
—
Carlisle Road RT
—
Deed Of Trust
related
$975,000 · Brookline Savings Bank
May 2, 2000
$1,300,000
Carlisle Rd RT
Four Ps RT
Grant Deed
$975,000 · Stoneham Cp Bank
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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