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Property profile & analytics
OFF-MARKET
Estimated value
$1,760,000
Manufacturing properties
6 Executive Park Dr, North Billerica, MA 01862-1319
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0808406
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1972
Construction
STEEL FRAME
Total area
12,342 SF
Lot
1.03 ac (45,002 SF)
Zoning code
5
APN
BILL M:0013 B:0013 L:0
UPID
US38-0808406
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
$1.75M
CAP Approach
CAP
$2.02M
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$1.76M
Owner & transaction history
Pharm Holdings LLC · 5 yrs held
Pharm Holdings LLC
since 2021
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
5 · North Billerica, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.8M
+66.2%
Commercial (general)
$2.3M
+31.9%
Office building
$1.8M
+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 North Billerica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$1,700,000
ML approach
$1,745,000
CAP Approach
CAP Return
Estimation
6%
$2,190,000
6.5%
$2,020,000
7%
$1,875,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,710,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,845,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,255,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,835,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.76M
Range $1.58M – $1.94M · ±10% · vs last sale $1.80M (Jan 11 2021)
Last sale anchor
$1.80M
Jan 11 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
$143 / 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
$44,630
Tax year 2024
Assessed value
$1,778,800
Assessed 2024
Previous assessed
$1,430,000
+24.4% YoY
Effective rate
2.51%
On assessed value
Assessed land
$410,000
Assessed improvement
$1,368,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
12,342 SF
Lot
1.03 ac (45,002 SF)
Zoning code
5
APN
BILL M:0013 B:0013 L:0
UPID
US38-0808406
Jurisdiction
BILLERICA
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
5 · North Billerica, MA
Zoning 5 · permitted uses
5 · North Billerica, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Billerica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.8M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1972
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Pharm Holdings LLC
Entity
Mailing address
15 SUDBURY RD, STOW, MA 01775-1511
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
Jan 11, 2021
$1,800,000
Pharm Holdings LLC
Executive Park LLC
Quit Claim Arm's Length For Ne States
$900,000 · Enterprise Bank & Trust Co
Jan 11, 2021
—
Pharm Hldg LLC
—
Deed
related
$743,000 · Bay Colony Development Corp
Jul 16, 2014
—
Executive Park LLC
—
Grant Deed
related
$3,855,000 · Bank Of New England
Apr 19, 2007
—
Executive Park LLC
—
Deed Of Trust
related
$150,000 · Middlesex Savings Bank
Oct 30, 2003
$1,140,000
Executive Park LLC
Six Executive Park Dr LLC
Grant Deed
related
$500,000 · Middlesex Savings Bank
Apr 4, 2003
$840,000
Six Executive Park Dr LLC
Bedford Control Sys INC
Grant Deed
$680,000 · Northern Bank & Trust
May 9, 2001
—
Bedford Control System
—
Deed Of Trust
related
$230,000 · John Kennedy
Jun 2, 1999
—
Bedford Control System
—
Deed Of Trust
related
$172,000 · Home Loan & Investment 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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