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Property profile & analytics
OFF-MARKET
Investment properties
120 Commerce Way Woburn, MA 01801-1379
Entity Owned
~
Est. High Equity
Property ID
US38-0577862
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2020
Construction
STEEL FRAME
Total area
341,593 SF
Lot
3.59 ac (156,380 SF)
Zoning code
I-P2
APN
WOBU M:10 B:01 L:03 U:00
UPID
US38-0577862
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
-
Emblem 120 Real Estate Agency
-
Fitzgerald Tile Hardware & Home Improvement Carpet & Flooring Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
P Woburn Investors LLC
P Woburn Investors LLC
since 2026
Last sale
$130.7M
5 recorded transactions
Zoning & alternative use
I-P2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$108,636
Tax year 2020
Assessed value
$37,232,500
Assessed 2024
Previous assessed
$28,648,100
+30.0% YoY
Effective rate
0.29%
On assessed value
Assessed land
$11,462,600
Assessed improvement
$25,769,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2020
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
6
Units
1
Total area
341,593 SF
Lot
3.59 ac (156,380 SF)
Zoning code
I-P2
APN
WOBU M:10 B:01 L:03 U:00
UPID
US38-0577862
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.
Building & site characteristics
From public records
Year built
2020
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
1
Units
1
Lot
3.59 ac
Current owner
From public records · entity-resolved
P Woburn Investors LLC
Entity
Mailing address
1140 VIRGINIA DR, FORT WASHINGTON, PA 19034-3204
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2026
$130,676,000
P Woburn Investors LLC
120 Commerce Apt LLC
Deed
$84,934,000 · Cbre Capital Markets INC
Apr 1, 2024
—
120 Commerce Apt LLC
—
Deed
related
$81,000,000 · Mesa West Real Estate Income Fund 3
Apr 13, 2020
—
120 Commerce Apartments
—
Deed
related
$75,400,000 · Wells Fargo Bank NA
Jul 12, 2018
$12,442,000
120 Cmrc Apts
Nodraer Realty Corp
Quit Claim Deed
—
May 1, 2001
—
Nodraer Rlty Corp
—
Deed Of Trust
related
$575,000 · Sovereign Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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