Multi-Level Office
New
For Sale
$1,400,000
282 Montvale Ave, Woburn, MA 01801
Multiple offices, kitchenettes, meeting areas, and support spaces accommodate varied business layouts.
Property Size3,344 SF
Days on Market5
Property Features for 282 Montvale Ave
General Information
Standard status
Active
Size
3,344 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$15,432
Amenities
meeting areas
hardwood floors
fireplace
kitchenette
skylights
cedar closet/storage
lockable computer/network room
bathroom with shower
Building Details
Building Size
3,344 SF
Year Built
1932
Listing Agency:
Wronka, Ltd. Commercial Real Estate Advisors
Listed By:
Ernest C. Wronka · License #104146
(781) 229-2233
Source:
Classifiedrealtygroup
Added: Sep 19
Changed: Sep 20
Last Checked: Sep 22 at 1:45PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Wronka, Ltd. Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
This 1932 office building provides a multi-level configuration with private offices, meeting areas, reception and executive-office space, kitchenettes, restrooms, and substantial support areas. Hardwood floors extend through the main and lower levels, while French doors lead to a larger room with a fireplace. The second level adds more offices, a kitchenette, and two restrooms. Two offices occupy the third level, including one with cedar closet and storage space. A full basement includes a lockable computer/network room, bathroom with shower, full-size refrigerator, two utility sinks, shelving, and direct access to the parking area.
The property is located at 282 Montvale Ave in Woburn, with access to I-93 and a reported Montvale Avenue traffic count of 18,634 vehicles per day in 2021. MBTA Route 354 Boston Express service at I-93 and Montvale Avenue is within a short walk.
The property is located at 282 Montvale Ave in Woburn, with access to I-93 and a reported Montvale Avenue traffic count of 18,634 vehicles per day in 2021. MBTA Route 354 Boston Express service at I-93 and Montvale Avenue is within a short walk.
Key Highlights
- 1932 office building at 282 Montvale Ave, Woburn, MA 01801
- Montvale Avenue traffic count of 18,634 vehicles per day (2021)
- Multiple private offices, meeting areas, reception space, and executive‑office areas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$106,106
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.58%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,122,120
$2.1M
Cap Rate 7%
$1,515,800
$1.5M
Cap Rate 9%
$1,178,956
$1.2M
Market Conditions
NOI Build-Up for 3,344 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$181.4K $54.24/SF
− Vacancy
−$39.9K −$11.93/SF
EGI
$141.5K $42.31/SF
− OpEx
−$35.4K −$10.58/SF
NOI
$106.1K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,122,120
Cap Rate 7%
$1,515,800
Cap Rate 9%
$1,178,956
Alternative Uses
Best Use
Office B
$1.52M
$1.33M – $1.77M
NOI $106,106 @ 7.0% cap · market cap 7.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,575 @ 7.0% cap · market cap 9.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
783
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Multiple offices, kitchenettes, meeting areas, and support spaces accommodate varied business layouts.
Where is this office building located?
The property is located at 282 Montvale Ave Woburn, MA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 1932 office building at 282 Montvale Ave, Woburn, MA 01801; Montvale Avenue traffic count of 18,634 vehicles per day (2021); Multiple private offices, meeting areas, reception space, and executive‑office areas
