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Property profile & analytics
OFF-MARKET
Estimated value
$15,040,000
Showrooms
200 Unicorn Park Dr, Woburn, MA 01801-3324
Individually Owned
~
Est. High Equity
Property ID
US38-0985162
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1989
Construction
STEEL FRAME
Total area
79,663 SF
Lot
4.86 ac (211,702 SF)
Zoning code
OP93
APN
WOBU M:46 B:05 L:02 U:00
UPID
US38-0985162
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
-
Luke Dilillo Physician
-
Center for Healthy Living Physician
-
Winchester Hospital Breast Care Center Medical Clinic
-
Excel Orthopaedic Specialists Medical Clinic
-
Dr. Nayomi K. Edirisinghe, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.22M
Comparable Approach
Comparable
$16.05M
Blend (final)
Blend
$15.04M
Owner & transaction history
Ag-sc Unicorn Pk Dr Owner
Ag-sc Unicorn Pk Dr Owner
since 2025
7 recorded transactions
Zoning & alternative use
OP93 · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$23.1M
+76.4%
Auto repair, garage
$22.4M
+71.0%
Neighborhood: shopping center
$22.1M
+68.3%
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%
$21,905,000
6.5%
$20,220,000
7%
$18,780,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,110,000
Current use
RESTAURANT
$23,130,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,420,000
Change: +71% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$22,070,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$21,475,000
Change: +64% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$18,355,000
Change: +40% · Conversion: Moderate
OFFICE BUILDING
$16,815,000
Change: +28% · Conversion: Easy
INDUSTRIAL (GENERAL)
$15,175,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$15.04M
Range $13.54M – $16.54M · ±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
$189 / 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
$380,294
Tax year 2024
Assessed value
$19,284,700
Assessed 2024
Previous assessed
$18,982,900
+1.6% YoY
Effective rate
1.97%
On assessed value
Assessed land
$4,336,100
Assessed improvement
$14,948,600
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
1
Total area
79,663 SF
Lot
4.86 ac (211,702 SF)
Zoning code
OP93
APN
WOBU M:46 B:05 L:02 U:00
UPID
US38-0985162
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
OP93 · Woburn, MA
Zoning OP93 · permitted uses
OP93 · 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
$13.1M
RESTAURANT
Est. value
$23.1M
AUTO REPAIR, GARAGE
Est. value
$22.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$22.1M
RETAIL STORES
Est. value
$21.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.4M
OFFICE BUILDING
Est. value
$16.8M
INDUSTRIAL (GENERAL)
Est. value
$15.2M
COMMERCIAL (GENERAL) 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
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
1
Lot
4.86 ac
Current owner
From public records · entity-resolved
Ag-sc Unicorn Pk Dr Owner
Individual
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2025
$31,550,000
Ag-sc Unicorn Pk Dr Owner
Unicorn Property Corp
Deed
$1 · Capital One Bank NA
Feb 5, 2020
—
Unicorn Prop Corp
—
Deed
related
$13,875,000 · Miscellaneous Ins Co
Dec 20, 2013
—
Unicorn Property Corp
—
Deed Of Trust
related
$13,200,000 · Prudential Insurance Co
Dec 5, 2013
$26,150,000
Unicorn Porperty Corp
200 Unicorn LLC
Quit Claim Deed
—
Aug 15, 2012
$1
200 Unicorn LLC
Ndcr Unicorn LLC
Grant Deed
related
—
Aug 15, 2012
—
200 Unicorn LLC
—
Grant Deed
related
$12,700,000 · Sovereign Bank
Dec 29, 1987
$9,300,000
Life Intntl Re Pt Met
Metropolitan Life
Grant Deed
—
—
—
Unicorn Prop Corp
—
Deed Of Trust
related
$13,875,000 · Miscellaneous Ins 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.
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