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Property profile & analytics
OFF-MARKET
Estimated value
$24,565,000
Office buildings
10 Presidential Way, Woburn, MA 01801-1053
Individually Owned
27-yr Hold
Free & Clear
Property ID
US38-1129600
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Construction
STEEL FRAME
Total area
165,671 SF
Lot
15.08 ac (656,885 SF)
Zoning code
I-P2
APN
WOBU M:02 B:01 L:01 U:00
UPID
US38-1129600
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
-
American Tower Telecommunications Service General Contractor
-
StudentAdvisor.com Training Center Tutoring Service
-
New Boston Systems Inc Employment Agency
-
Sapphire Technologies Employment Agency
-
FedEx Drop Box Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.04M
Comparable Approach
Comparable
$26.42M
Blend (final)
Blend
$24.57M
Owner & transaction history
10 Presidential Way · 27 yrs held
10 Presidential Way
since 1999
2 recorded transactions
Zoning & alternative use
I-P2 · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$38.2M
+9.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$33,620,000
6.5%
$31,035,000
7%
$28,820,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$34,970,000
Current use
APARTMENT HOUSE (5+ UNITS)
$38,170,000
Change: +9% · Conversion: Easy
INDUSTRIAL (GENERAL)
$31,560,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$29,445,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$24.57M
Range $22.11M – $27.02M · ±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
$148 / 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
$391,775
Tax year 2024
Assessed value
$19,866,900
Assessed 2024
Previous assessed
$19,635,600
+1.2% YoY
Effective rate
1.97%
On assessed value
Assessed land
$7,868,600
Assessed improvement
$11,998,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
5
Bathrooms
5
Total area
165,671 SF
Lot
15.08 ac (656,885 SF)
Zoning code
I-P2
APN
WOBU M:02 B:01 L:01 U:00
UPID
US38-1129600
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-P2 · Woburn, MA
Zoning I-P2 · permitted uses
I-P2 · 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 Current
Est. value
$35.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$38.2M
INDUSTRIAL (GENERAL)
Est. value
$31.6M
WAREHOUSE, STORAGE
Est. value
$29.4M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
5
Bathrooms
5
Lot
15.08 ac
Current owner
From public records · entity-resolved
10 Presidential Way
Individual
Free & Clear · 27 yrs held
Mailing address
PO BOX 723597, ATLANTA, GA 31139-0597
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2000
—
10 Presidential Wy Asc
—
Deed Of Trust
related
$17,000,000 · Zuckerman Family Nomi
Feb 18, 1999
$9,500,000
10 Presidential Way
Undercoverwear INC
Grant Deed
—
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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