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Property profile & analytics
OFF-MARKET
Estimated value
$12,125,000
Warehouses
11 State St, Woburn, MA 01801-2172
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1295258
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
62,000 SF
Lot
3.21 ac (139,828 SF)
Zoning code
I-P
APN
WOBU M:31 B:01 L:09 U:00
UPID
US38-1295258
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
-
Resin Designs, LLC Industrial Manufacturer Production Facility
-
Polymedica Pharmaceuticals USA Industrial Manufacturer Production Facility
-
LifeLine Ambulance Service Ambulance Service
-
Woburn State LLC Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.52M
CAP Approach
CAP
$12.32M
Comparable Approach
Comparable
$11.46M
Blend (final)
Blend
$12.13M
Owner & transaction history
Colossians 3 23 LLC · 1 yrs held
Colossians 3 23 LLC
since 2025
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
I-P · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.0M
+63.4%
Auto repair, garage
$17.5M
+58.4%
Neighborhood: shopping center
$17.2M
+55.9%
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
$10,450,000
ML approach
$9,515,000
CAP Approach
CAP Return
Estimation
6%
$13,345,000
6.5%
$12,320,000
7%
$11,440,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$11,020,000
Current use
RESTAURANT
$18,000,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,450,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$17,180,000
Change: +56% · Conversion: Moderate
RETAIL STORES
$16,715,000
Change: +52% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$14,285,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$13,085,000
Change: +19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$11,810,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$12.13M
Range $10.91M – $13.34M · ±10% · vs last sale $14.50M (Jan 2 2025)
Last sale anchor
$14.50M
Jan 2 2025
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
$196 / 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
$139,399
Tax year 2024
Assessed value
$7,068,900
Assessed 2024
Previous assessed
$6,470,100
+9.3% YoY
Effective rate
1.97%
On assessed value
Assessed land
$1,108,800
Assessed improvement
$5,960,100
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
62,000 SF
Lot
3.21 ac (139,828 SF)
Zoning code
I-P
APN
WOBU M:31 B:01 L:09 U:00
UPID
US38-1295258
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-P · Woburn, MA
Zoning I-P · permitted uses
I-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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.0M
RESTAURANT
Est. value
$18.0M
AUTO REPAIR, GARAGE
Est. value
$17.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.2M
RETAIL STORES
Est. value
$16.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.3M
OFFICE BUILDING
Est. value
$13.1M
INDUSTRIAL (GENERAL)
Est. value
$11.8M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
3.21 ac
Current owner
From public records · entity-resolved
Colossians 3 23 LLC
Entity
Mailing address
265 FRANKLIN ST STE #1001, BOSTON, MA 02110-3104
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
$14,500,000
Colossians 3 23 LLC
Nv 11 State Fund LLC
Deed
$10,075,000 · Fidelity Cooperative Bank
May 14, 2021
$11,050,000
Nv 11 State Fund LLC
11 State St Prop LLC
Quit Claim Arm's Length For Ne States
$7,510,000 · Cambridge Trust Co
May 8, 2018
—
Ges Megafourteen LLC
—
Deed
related
—
Dec 30, 2013
$6,000,000
Resin Designs Props LLC
Woburn State Dev LLC
Quit Claim Deed
$4,410,000 · Salem Five Cents Savings Bank
Nov 21, 2008
$3,900,000
Woburn State Dev LLC
Amerifit Pharma INC
Grant Deed
$4,300,000 · Peoples Bank Holyoke
Jun 21, 1994
—
Polymedica Pharmaceuti
—
Deed Of Trust
related
$25,000,000 · John Hancock Mutual Life Ins
Dec 22, 1993
$1,250,000
Plymedica Pharmaceutic
Polymedica Industries
Grant Deed
—
Mar 18, 1992
$1,550,000
Allstate Life Ins Corp
Juniper Woburn LP
Grant Deed
—
—
—
Ges Megafourteen LLC
—
Deed Of Trust
related
—
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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