Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Investment properties
176 School St Woburn, MA 01801-1945
Individually Owned
8-yr Hold
Property ID
US38-1095210
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1988
Total area
4,320 SF
Lot
0.4 ac (17,424 SF)
Zoning code
R-2
APN
WOBU M:19 B:07 L:07 U:00
UPID
US38-1095210
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
-
Jim Lentine Excavating Construction General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$666k
Blend (final)
Blend
$605k
Owner & transaction history
Sharon L Langone · 8 yrs held
Sharon L Langone
since 2018
7 recorded transactions
Zoning & alternative use
R-2 · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$910,000
+28.2%
Warehouse, storage
$770,000
+8.0%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$710,000
Current use
OFFICE BUILDING
$910,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$770,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$140 / 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
Assessed value
$799,900
Assessed 2024
Previous assessed
$728,200
+9.8% YoY
Assessed land
$331,400
Assessed improvement
$468,500
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
1988
Heating
HOT WATER
Buildings
1
Stories
3
Units
2
Rooms
12
Bathrooms
2
Total area
4,320 SF
Lot
0.4 ac (17,424 SF)
Zoning code
R-2
APN
WOBU M:19 B:07 L:07 U:00
UPID
US38-1095210
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-2 · Woburn, MA
Zoning R-2 · permitted uses
R-2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$710,000
OFFICE BUILDING
Est. value
$910,000
WAREHOUSE, STORAGE
Est. value
$770,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1988
Heating
HOT WATER
Stories
3
Buildings
1
Units
2
Rooms
12
Bathrooms
2
Lot
0.4 ac
Current owner
From public records · entity-resolved
Sharon L Langone
Individual
Mailing address
176 SCHOOL ST, WOBURN, MA 01801-1945
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2019
—
James V Lentine
—
Deed
related
$35,000 · Northmark Bank
Apr 10, 2018
—
Sharon L Langone
James V Lentine
Quit Claim Deed
related
$550,000 · Northmark Bank
Nov 13, 2008
—
Lentine,james V
—
Grant Deed
related
$400,000 · Northmark Bank
Nov 13, 2008
$1
James V Lentine
Lentine,james V
Grant Deed
related
—
Aug 22, 2001
—
James V Lentine
—
Deed Of Trust
related
$175,000 · Northmark Bank
Feb 24, 1998
—
James V Lentine
—
Deed Of Trust
related
$105,000 · Woburn Natl Bk
Feb 26, 1992
—
James V Lentine
—
Deed Of Trust
related
$150,000 · North Shore Bk&tr Co
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 176 School St?
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.
