Individually Owned 
For Lease
$16,700,000
99 Commerce Way, Woburn, MA 01801
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2005
Construction
STEEL FRAME
Total area
25,900 SF
Lot
1.85 ac (80,586 SF)
Zoning code
B-I
APN
WOBU M:10 B:01 L:19 U:00
UPID
US38-0325617
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Pet Store
-
(Bike/Boat/Book/etc) Store Pet Store & Service
-
Animal Training
-
Veterinary Clinic
-
Pet Grooming Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$16.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.70M
Owner & transaction history
since 2024
Last sale
$16.7M
2 recorded transactions
Zoning & alternative use
B-I · Woburn, MA
Zoning description
of Industrial (I), Office Park (OP), or Business Interstate (BI) to Residential (R-1, R-2, R-3 or R-4) that occurs after (September 25, 2015), the burden of providing the buffer zone shall be imposed on the property rezo…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$16.70M
Value range
$15.03M – $18.37M
±10% around blend
Estimated value / SF
$645 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$15.03M
blend $16.70M
$18.37M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,900 SF
Lot area
1.85 ac
Year built
2005
Stories
1
APN
WOBU M:10 B:01 L:19 U:00
Zoning
B-I
Assessed value
$4,691,100
Annual tax
$92,508
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$16.70M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 27 sales
$277
+133%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $645/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
2.90%
Implied, in-place cap rate for this super regional malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$1.17M *
Last sale · Dec 2024
$16.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$40.31M
Move the market yield to see immediate price impact.
Value / SF
$1,556
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.40%2.90%3.40%
$1.05M
$43.84M
$36.28M
$30.94M
$1.17M
$48.71M
$40.31M
$34.38M
$1.29M
$53.58M
$44.34M
$37.82M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$92,508
Tax year 2024
Assessed value
$4,691,100
Assessed 2024
Previous assessed
$4,549,000
+3.1% YoY
Effective rate
1.97%
On assessed value
Assessed land
$1,650,900
Assessed improvement
$3,040,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
2005
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Total area
25,900 SF
Lot
1.85 ac (80,586 SF)
Zoning code
B-I
APN
WOBU M:10 B:01 L:19 U:00
UPID
US38-0325617
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B-I · Woburn, MAZoning B-I · permitted uses
B-I · Woburn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
of Industrial (I), Office Park (OP), or Business Interstate (BI) to Residential (R-1, R-2, R-3 or R-4) that occurs after (September 25, 2015), the burden of providing the buffer zone shall be imposed on the property rezo…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
2005
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Lot
1.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-I
COMMERCIAL
Jurisdiction
Woburn, MA
Recorded code
B-I
Official district
B-I
Official district profile
What the municipal code says about B-I
Zoning description
of Industrial (I), Office Park (OP), or Business Interstate (BI) to Residential (R-1, R-2, R-3 or R-4) that occurs after (September 25, 2015), the burden of providing the buffer zone shall be imposed on the property rezo…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-I in Woburn, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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