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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Investment properties
7 Carl Thompson Rd Westford, MA 01886-1560
Entity Owned
~
Est. High Equity
Property ID
US38-2003138
Property summary
AI-generated overview
This exceptional new Class A industrial property, located at 7 Carl Thompson Road in Westford, MA, offers 25,000+ square feet of flexible manufacturing, R&D, and warehouse space. The building, completed in 2025, sits on a 4.27-acre lot and boasts a modern design with approximately 20-foot clear height ceilings. The space is divisible to a minimum of 4,200 square feet, allowing for customization to suit various business needs. Each unit features a convenient 14' x 14' drive-in overhead door, providing easy access for loading and unloading. With six drive-in doors in total, efficiency is maximized. The property also includes ample parking with 99 spaces available. Strategically located off Route 40/Groton Road, this site provides excellent access to Route 3, ensuring seamless transportation and logistics. The property is zoned IA and offers a total of 25,000 contiguous square feet. This is a rare opportunity to secure prime industrial space in a highly desirable location.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1979
Construction
FRAME
Total area
3,488 SF
Lot
4.27 ac (186,001 SF)
Zoning code
IA
APN
WFOR M:0077.0 P:0029 S:0000
UPID
US38-2003138
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
$590k
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$677k
Blend (final)
Blend
$635k
Owner & transaction history
Race Realty Westford LLC
Race Realty Westford LLC
since 2025
Last sale
$651,000
3 recorded transactions
Zoning & alternative use
IA · Westford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the zone to promote Industrial District
Zone name
Industrial A
General category
INDUSTRIAL
Zone area
678.40 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$980,000
+8.9%
Neighborhood: shopping center
$965,000
+7.2%
Retail stores
$940,000
+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
$605,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$820,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$900,000
Current use
AUTO REPAIR, GARAGE
$980,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$965,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$940,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $651k (Aug 30 2022)
Last sale anchor
$651k
Aug 30 2022
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
$182 / 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
$7,377
Tax year 2024
Assessed value
$535,700
Assessed 2024
Previous assessed
$535,700
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$389,900
Assessed improvement
$145,800
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1979
Construction
FRAME
Heating
ELECTRIC
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
3,488 SF
Lot
4.27 ac (186,001 SF)
Zoning code
IA
APN
WFOR M:0077.0 P:0029 S:0000
UPID
US38-2003138
Jurisdiction
WESTFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IA · Westford, MAZoning IA · permitted uses
IA · Westford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of the zone to promote Industrial District
Zone name
Industrial A
General category
INDUSTRIAL
Zone area
678.40 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$980,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$965,000
RETAIL STORES
Est. value
$940,000
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
1979
Construction
FRAME
Heating
ELECTRIC
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
4.27 ac
Current owner
From public records · entity-resolved
Race Realty Westford LLC
Entity
Mailing address
73 PROGRESS AVE, TYNGSBORO, MA 01879-1448
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2025
$1,500,000
Race Realty Westford LLC
English Street Prop LLC
Deed
$2,500,000 · Eagle Bank
Aug 30, 2022
$651,000
English Street Prop LLC
John J Cassidy
Quit Claim Arm's Length For Ne States
$650,000 · Patricia J Patierno R
Nov 6, 1997
$250,000
Cassidy Exchange Trust
Buckingham,willis E
Grant Deed
$167,000 · Zenon Grzybowski
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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