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Property profile & analytics
OFF-MARKET
Estimated value
$10,930,000
Hotels
285 Mishawum Rd Woburn, MA 01801-2021
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1806285
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1985
Construction
CONCRETE
Total area
56,120 SF
Lot
1.93 ac (84,071 SF)
Zoning code
B-I
APN
WOBU M:25 B:09 L:04 U:00
UPID
US38-1806285
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
Current use
Occupant on record · Public records
-
285 Mishawum Road Parking Parking Lot & Garage
-
Fairfield Inn Boston Woburn/Burlington Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.93M
Owner & transaction history
Meshkav Woburn LLC · 3 yrs held
Meshkav Woburn LLC
since 2022
Last sale
$14.3M
7 recorded transactions
Zoning & alternative use
B-I · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.6M
+1,125.9%
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 Woburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woburn 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
$12,250,000
ML approach
$8,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,605,000
Change: +1,126% · Conversion: Difficult
Blend value · Realmo final
$10.93M
Range $9.84M – $12.02M · ±10% · vs last sale $14.29M (Aug 25 2022)
Last sale anchor
$14.29M
Aug 25 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
$195 / 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
$177,125
Tax year 2024
Assessed value
$8,982,000
Assessed 2024
Previous assessed
$8,480,200
+5.9% YoY
Effective rate
1.97%
On assessed value
Assessed land
$1,722,000
Assessed improvement
$7,260,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1985
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
5
Units
1
Total area
56,120 SF
Lot
1.93 ac (84,071 SF)
Zoning code
B-I
APN
WOBU M:25 B:09 L:04 U:00
UPID
US38-1806285
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B-I · Woburn, MA
Zoning B-I · permitted uses
B-I · Woburn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$8.6M
OFFICE BUILDING
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
1985
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
5
Buildings
1
Units
1
Lot
1.93 ac
Current owner
From public records · entity-resolved
Meshkav Woburn LLC
Entity
Mailing address
83 HARTWELL AVE, LEXINGTON, MA 02421-3116
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2022
$14,292,500
Meshkav Woburn LLC
Crefiii Waramaug Woburn
Quit Claim Arm's Length For Ne States
$11,000,000 · Fidelity Cooperative Bank
May 26, 2015
$10,965,089
Waramaug W Cref III
Csmc C5 Ffi Hotel Portfol
Quit Claim Deed
—
Oct 3, 2014
—
Ffi Hotel Portfolio LLC
Woburn Ffi LLC
Quit Claim Deed
related
—
May 16, 2007
$1,517,076
Woburn Ffi LLC
Fred B Roedel T
Grant Deed
$63,665,000 · Column Financial INC
Apr 6, 2006
—
Ls One Mtg Borrower LLC
—
Deed Of Trust
related
$100,000,000 · Lehman Brothers Bank Fsb
Feb 25, 2000
$1,250,000
B Roedel T Fred
285 Mishawum Rd RT
Grant Deed
—
Apr 5, 1994
—
Telahc Prop LP
—
Deed Of Trust
related
$66,450,000 · Nomura Asset Capital
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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