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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Showrooms
6 Millstone Hl Rd, Westford, MA 01886-1236
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-2056677
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1950
Construction
FRAME
Total area
3,360 SF
Lot
3.03 ac (132,030 SF)
Zoning code
RA
APN
WFOR M:0034.0 P:0008 S:0000
UPID
US38-2056677
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
$560k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$600k
Owner & transaction history
34 Groton Rd LLC · 2 yrs held
34 Groton Rd LLC
since 2023
Last sale
$640,000
2 recorded transactions
Zoning & alternative use
RA · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$945,000
+8.9%
Neighborhood: shopping center
$930,000
+7.2%
Retail stores
$905,000
+4.3%
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
$575,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$870,000
Current use
AUTO REPAIR, GARAGE
$945,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$930,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$905,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $640k (Jul 14 2023)
Last sale anchor
$640k
Jul 14 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
$179 / 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
$6,399
Tax year 2024
Assessed value
$464,700
Assessed 2024
Previous assessed
$464,700
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$377,500
Assessed improvement
$87,200
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1950
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Total area
3,360 SF
Lot
3.03 ac (132,030 SF)
Zoning code
RA
APN
WFOR M:0034.0 P:0008 S:0000
UPID
US38-2056677
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RA · Westford, MA
Zoning RA · permitted uses
RA · 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
$870,000
AUTO REPAIR, GARAGE
Est. value
$945,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$930,000
RETAIL STORES
Est. value
$905,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1950
Construction
FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Lot
3.03 ac
Current owner
From public records · entity-resolved
34 Groton Rd LLC
Entity
Mailing address
6 MILLSTONE HL RD, WESTFORD, MA 01886-1236
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2023
$640,000
34 Groton Rd LLC
Legacy Family Hldg LLC
Quit Claim Arm's Length For Ne States
$480,000 · Jeanne D Arc Cu
Mar 11, 1992
—
Wayne Legacy
—
Deed Of Trust
related
$155,000 · Lois F Chapin
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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