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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Hotels
2 Forbes Rd, Woburn, MA 01801-2103
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1185508
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1988
Construction
STEEL FRAME
Total area
237,854 SF
Lot
7.98 ac (347,609 SF)
Zoning code
O-P
APN
WOBU M:32 B:03 L:01 U:00
UPID
US38-1185508
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
-
Matadora Restaurant
-
Encore IT Consulting Firm Tech Support Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$880k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$1.33M
Owner & transaction history
Woburn Hotel Prop Owne · 10 yrs held
Woburn Hotel Prop Owne
since 2015
7 recorded transactions
Zoning & alternative use
O-P · 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
Method
Estimation
Statistic approach
by Request
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±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
$6 / 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
$479,583
Tax year 2024
Assessed value
$24,319,600
Assessed 2024
Previous assessed
$21,542,000
+12.9% YoY
Effective rate
1.97%
On assessed value
Assessed land
$4,309,300
Assessed improvement
$20,010,300
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
7
Units
1
Bathrooms
9
Total area
237,854 SF
Lot
7.98 ac (347,609 SF)
Zoning code
O-P
APN
WOBU M:32 B:03 L:01 U:00
UPID
US38-1185508
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
O-P · Woburn, MA
Zoning O-P · permitted uses
O-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.
Building & site characteristics
From public records
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
7
Buildings
1
Units
1
Bathrooms
9
Lot
7.98 ac
Current owner
From public records · entity-resolved
Woburn Hotel Prop Owne
Individual
Mailing address
125 HIGH ST, BOSTON, MA 02110-2704
Ownership since
2015
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
Nov 9, 2015
$32,119,000
Woburn Hotel Prop Owne
Columbia Properties Wo
Quit Claim Arm's Length For Ne States
$31,000,000 · Webster Bank
Jan 5, 2011
—
Columbia Prop Woburn LLC
—
Deed Of Trust
related
$155,000,000 · Worth Funding INC
Aug 29, 2007
—
Columbia Prop Woburn LLC
—
Deed Of Trust
related
$400,000,000 · Us Bank NA
Aug 29, 2007
$1
Columbia Prop Woburn LLC
Cs Hotels LP
Grant Deed
related
—
May 22, 2007
$1
Columbia Prop Woburn LLC
Cs Hotels LP
Grant Deed
—
May 17, 2006
—
Hotels LP Cs
—
Deed Of Trust
related
$200,000,000 · Column Financial INC
Sep 19, 1995
—
Hotels LP Cs
—
Deed Of Trust
related
$141,000 · Nomura Asset Capital
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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