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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Investment properties
7 Comanche Cir, Billerica, MA 01821-3052
Individually Owned
20-yr Hold
Property ID
US38-2335101
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1984
Construction
FRAME
Total area
3,362 SF
Lot
1.79 ac (77,755 SF)
Zoning code
3
APN
BILL M:0045 B:0124 L:5
UPID
US38-2335101
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$636k
Blend (final)
Blend
$530k
Owner & transaction history
Brian Beecher · 20 yrs held
Brian Beecher
since 2006
7 recorded transactions
Zoning & alternative use
3 · Billerica, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Billerica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$615,000
Current use
Blend value · Realmo final
$530k
Range $477k – $583k · ±10%
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
$158 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$7,995
Tax year 2020
Assessed value
$877,700
Assessed 2024
Previous assessed
$799,000
+9.8% YoY
Effective rate
0.91%
On assessed value
Assessed land
$377,200
Assessed improvement
$500,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1984
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
10
Bathrooms
3
Total area
3,362 SF
Lot
1.79 ac (77,755 SF)
Zoning code
3
APN
BILL M:0045 B:0124 L:5
UPID
US38-2335101
Jurisdiction
BILLERICA
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
3 · Billerica, MA
Zoning 3 · permitted uses
3 · Billerica, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Billerica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$615,000
COMMERCIAL (GENERAL) Current
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
1984
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
10
Bathrooms
3
Lot
1.79 ac
Current owner
From public records · entity-resolved
Brian Beecher
Individual
Mailing address
7 COMANCHE CIR, BILLERICA, MA 01821-3052
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2021
—
Brian Beecher
—
Deed
related
$255,000 · New Fed Mortgage Corp
Nov 9, 2018
—
Cheryl J Beecher
—
Deed
related
$75,000 · Digital FCU
Mar 10, 2009
—
Brian Beecher
—
Deed Of Trust
related
$318,200 · Countrywide Home Loans INC
Apr 28, 2006
$685,000
Brian Beecher
Papa,david J
Grant Deed
$325,000 · Countrywide Home Loans INC
Apr 13, 2004
—
David J Papa
—
Deed Of Trust
related
$169,000 · Mortgage Financial Svcs INC
May 6, 2003
—
David J Papa
—
Deed Of Trust
related
$175,000 · Mortgage Financial Svcs INC
Aug 10, 2001
—
David J Papa
—
Deed Of Trust
related
$200,000 · Boston Federal Savings Bank
Nov 6, 1998
—
David J Papa
—
Deed Of Trust
related
$178,000 · Fleet Mortgage Corp
Feb 26, 1996
—
David J Papa
—
Deed Of Trust
related
$180,000 · Fleet Mortgage Corp
Oct 27, 1994
$228,000
David J Papa
Grifoni Ft
Grant Deed
$182,400 · Wakefield Cp Bank
Oct 25, 1993
—
J S J C N Family Trust
—
Deed Of Trust
related
$150,000 · Somerset Savings 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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