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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    7 Carl Thompson Rd Westford, MA 01886

    • Investment properties
    • 3,488 SF
    • 4.27 lot acres
    For Sale
    View listing
    $1,650,000
    Last Sale
    Aug 30, 2022
    $651,000
    Value Estimations
    Cap Rate Potential
    9.5%
    Investment properties
    Location Intelligence
    Property ID
    US38-2003138
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Investment properties

    Property Details for 7 Carl Thompson Rd

    Year built
    1979
    Construction
    FRAME
    Lot size
    4.27 lot acres
    Property size
    3,488 SF
    Zone code
    IA
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    WFOR M:0077.0 P:0029 S:0000
    APU
    WFORM00770P0029S0000

    Description

    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.

    Value 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

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $676,000
      Market price range: $452k - $1.44M

    • 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

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Westford
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.4238
    Latitude
    42.6225
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $7,377
    $389,900
    $145,800
    $535,700
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $370,000
      3,713 SF

      129 Littleton Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 3,713 SF
      129 Littleton Rd, Westford, MA 01886-3110
      View Details
    • Value Estimation
      $870,000
      3,690 SF

      148 Depot St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,690 SF
      148 Depot St, Westford, MA 01886-1357
      View Details
    • Value Estimation
      $250,000
      2,772 SF

      8 Prescott St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,772 SF
      8 Prescott St, Westford, MA 01886-2353
      View Details
    • Value Estimation
      $310,000
      2,200 SF

      132 Concord Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,200 SF
      132 Concord Rd, Westford, MA 01886-4043
      View Details
    • Value Estimation
      $605,000
      6,613 SF

      6 Lincoln St

      OFFICE/RESIDENTIAL (MIXED USE) • 6,613 SF
      6 Lincoln St, Westford, MA 01886-2516
      View Details
    • Value Estimation
      $345,000
      6,288 SF

      20 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 6,288 SF
      20 Main St, Westford, MA 01886-2512
      View Details

    Similar Nearby for Sale

    • $799,000

      Updated Duplex with Income Potential

      Turn-key duplex with updates, income potential, and convenient location.
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      Westford Industrial Land - 3.67 Acres

      Prime Westford location, approved industrial complex.
      5 Makepeace Rd, Westford, MA 01886
      View Details
    • $165,000

      Professional Office Space Available

      First floor office unit with ample natural light.
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    • $1,650,000
      186,001 SF

      Westford Industrial Land with Approvals

      4.27 acres of industrial land with building approvals.
      7 Carl Thompson Rd, Westford, MA 01886
      View Details
    • $1,400,000

      Industrial Building with Office Space

      11,600 Sq. Ft. industrial building with warehouse and office.
      359 Littleton Rd, Westford, MA 01886
      View Details
    • Contact for pricing
      57,824 SF

      Westford Office Building Opportunity

      Value-add office building in amenity-rich Westford location.
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      View Details

    Similar Nearby for Lease

    • Contact for pricing
      9,890 SF

      Westford Tech Park Office Space

      Mixed-use office space with cafes and fitness centers.
      1 Technology Park Dr, Westford, MA 01886
      View Details
    • $800 /Mo

      Professional Office Space Available

      Second-floor office space with private offices and reception area.
      288 Littleton 23, Westford, MA 01886
      View Details
    • $2,900 /Mo
      1,000 SF

      Westford Retail Space For Lease

      1000 sq ft retail space in high-traffic Westford location.
      175 Littleton Rd, Westford, MA 01886
      View Details
    • $18 SF/Yr
      38,000 SF

      Prime Middlesex County Flex Space

      38,000 SF Flex Space, I-495 Access
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      View Details
    • $22 SF/Yr
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      Westford Office Building - 34,000 SF

      Prime Westford office space, multiple suites available.
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    • Contact for pricing
      8,672 SF

      Westford Tech Park Office Space

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      6 Technology Park Dr, Westford, MA 01886
      View Details
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    7 Carl Thompson Rd
    Westford, MA 01886
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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