New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,485,000
Commercial real estate
1 Rainin Rd, Woburn, MA 01801-4627
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1041604
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
5.2 ac (226,512 SF)
Zoning code
O-P
APN
WOBU M:54 B:03 L:01 U:00
UPID
US38-1041604
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
-
Best Western Plus New Englander Hotel & Motel
-
Sam Walker's American Tavern Bar & Pub
-
Woburn Sports Card Show (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
1 Rainin Investments LLC · 4 yrs held
1 Rainin Investments LLC
since 2021
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
O-P · Woburn, 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 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
$4,210,000
ML approach
$4,560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.49M
Range $4.04M – $4.93M · ±10% · vs last sale $4.45M (Jul 22 2021)
Last sale anchor
$4.45M
Jul 22 2021
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
—
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
$223,172
Tax year 2020
Assessed value
$8,976,900
Assessed 2024
Previous assessed
$8,241,700
+8.9% YoY
Effective rate
2.49%
On assessed value
Assessed land
$3,269,100
Assessed improvement
$5,707,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Units
1
Lot
5.2 ac (226,512 SF)
Zoning code
O-P
APN
WOBU M:54 B:03 L:01 U:00
UPID
US38-1041604
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
O-P · Woburn, MA
Zoning O-P · permitted uses
O-P · 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.
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Units
1
Lot
5.2 ac
Current owner
From public records · entity-resolved
1 Rainin Investments LLC
Entity
Mailing address
1 RAININ RD, WOBURN, MA 01801-4627
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2023
—
1 Rainin Investments LLC
—
Deed
related
$400,000 · Eagle Bank
Jul 22, 2021
—
1 Rainin Investments LLC
Amisha LLC
Deed In Lieu Of Foreclosure
related
$8,500,000 · Eagle Bank
May 18, 2021
—
Amisha LLC
—
Deed
related
$727,305 · Boston Private Bank & Trust Company
Jul 24, 2020
—
Amisha LLC
—
Deed
related
$2,000,000 · Boston Private Bk
Apr 26, 2019
—
Amisha LLC
—
Deed
related
$10,000,000 · Boston Private Bk
Jun 1, 2017
—
Amisha LLC
—
Deed
related
$3,000,000 · Northern Bk
Jul 26, 2016
—
Amisha LLC
—
Deed
related
$2,500,000 · Northern Bk
Jun 30, 2010
—
Amisha LLC
—
Deed Of Trust
related
$600,000 · Northern Bank & Trust
May 7, 2009
—
Amisha LLC
—
Deed Of Trust
related
$6,000,000 · Northern Bank & Trust
Jul 25, 2005
$4,450,000
Amisha LLC
Woburn Mass Hotel LP
Grant Deed
$3,250,000 · Southern Nh Bank & Trust
Jul 25, 2005
—
Amisha LLC
—
Grant Deed
related
$1,000,000 · Southern Nh Bank & Trust
—
—
Amisha LLC
—
Deed Of Trust
related
$10,000,000 · Boston Private Bk
—
—
Amisha LLC
—
Deed Of Trust
related
$2,000,000 · Boston Private Bk
—
—
Amisha LLC
—
Deed Of Trust
related
$2,500,000 · Northern Bk
—
—
Amisha LLC
—
Deed Of Trust
related
$3,000,000 · Northern Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1 Rainin Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
