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Property profile & analytics
OFF-MARKET
Estimated value
$4,325,000
Manufacturing properties
211 New Boston St, Woburn, MA 01801-6214
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0332549
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,951 SF
Lot
2.29 ac (99,752 SF)
Zoning code
I-P
APN
WOBU M:09 B:02 L:07 U:00
UPID
US38-0332549
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
-
Woburn Steel Drum Co Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.33M
CAP Approach
CAP
$3.43M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$4.33M
Owner & transaction history
New Boston St Woburn LLC · 2 yrs held
New Boston St Woburn LLC
since 2024
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
I-P · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.1M
+52.4%
Auto repair, garage
$5.9M
+47.7%
Neighborhood: shopping center
$5.8M
+45.4%
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
$4,325,000
ML approach
$4,325,000
CAP Approach
CAP Return
Estimation
6%
$3,715,000
6.5%
$3,430,000
7%
$3,185,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,990,000
Current use
RESTAURANT
$6,080,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,895,000
Change: +48% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,805,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$5,650,000
Change: +42% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,825,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$4,420,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,725,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$4.33M
Range $3.89M – $4.76M · ±10% · vs last sale $4.33M (Feb 22 2024)
Last sale anchor
$4.33M
Feb 22 2024
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
$206 / 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
$42,063
Tax year 2024
Assessed value
$2,133,000
Assessed 2024
Previous assessed
$1,751,100
+21.8% YoY
Effective rate
1.97%
On assessed value
Assessed land
$658,100
Assessed improvement
$1,474,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
20,951 SF
Lot
2.29 ac (99,752 SF)
Zoning code
I-P
APN
WOBU M:09 B:02 L:07 U:00
UPID
US38-0332549
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
RESTAURANT
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
RETAIL STORES
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.4M
WAREHOUSE, STORAGE
Est. value
$3.7M
INDUSTRIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
2.29 ac
Current owner
From public records · entity-resolved
New Boston St Woburn LLC
Entity
Mailing address
283 SALEM ST, WOBURN, MA 01801-2004
Ownership since
2024
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
Feb 22, 2024
—
New Boston St Woburn LLC
Reliabke Prop Mgmt Svcs L
Quit Claim Deed
related
—
Mar 8, 2022
$4,325,000
Reliable Prop Mgmt Svcs
211 New Boston LLC
Quit Claim Arm's Length For Ne States
$1,585,000 · Bank Of America NA
Feb 8, 2018
—
211 New Boston LLC
—
Deed
related
$1,560,000 · Salem Five Cents Svgs Bk
Feb 14, 2017
—
211 New Boston LLC
—
Deed
related
$1,000,000 · Salem Five Cents Svgs Bk
Jan 20, 2017
$1,500,000
211 New Boston LLC
211 New Boston St Realty
Quit Claim Deed
related
—
Jan 13, 2017
$1,300,000
211 New Boston St Realty
Dagata Adeline M
Personal Representative Deed
—
—
—
211 New Boston LLC
—
Deed Of Trust
related
$1,000,000 · Salem Five Cents Svgs Bk
—
—
211 New Boston LLC
—
Deed Of Trust
related
$1,560,000 · Salem Five Cents Svgs Bk
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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