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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Office buildings
22 Woburn St, Reading, MA 01867-3026
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1802464
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
STEEL FRAME
Total area
7,664 SF
Lot
0.11 ac (4,596 SF)
Zoning code
BUSB
APN
READ M:021.0-0000-0022.0
UPID
US38-1802464
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
-
East Coast Massage Therapy Alternative Medicine Practice Spa & Massage Center
-
Tranquility Reflexology and Wellness Alternative Medicine Practice
-
The Beauty Bar Hair Salon Nail Salon
-
Christie Blake Association Or Organization
-
GlowRevivals Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.36M
Owner & transaction history
22-24 Woburn St LLC · 5 yrs held
22-24 Woburn St LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
BUSB · Reading, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+32.6%
Auto repair, garage
$2.2M
+28.6%
Neighborhood: shopping center
$2.1M
+26.6%
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 Reading submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reading 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
$1,285,000
ML approach
$1,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,675,000
Current use
RESTAURANT
$2,225,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,155,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,125,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$2,065,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,980,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,765,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.40M (Mar 31 2021)
Last sale anchor
$1.40M
Mar 31 2021
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
$177 / 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
$19,255
Tax year 2024
Assessed value
$1,490,300
Assessed 2024
Previous assessed
$1,490,300
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$336,000
Assessed improvement
$1,154,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1966
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
4
Bathrooms
4
Total area
7,664 SF
Lot
0.11 ac (4,596 SF)
Zoning code
BUSB
APN
READ M:021.0-0000-0022.0
UPID
US38-1802464
Jurisdiction
READING
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSB · Reading, MA
Zoning BUSB · permitted uses
BUSB · Reading, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reading. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1966
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
4
Bathrooms
4
Lot
0.11 ac
Current owner
From public records · entity-resolved
22-24 Woburn St LLC
Entity
Mailing address
159 HVN ST STE, READING, MA 01867-0049
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
—
Offices At 22-24 Woburn S
—
Deed
related
$150,000 · Salem Five Cents Savings Bank
Mar 31, 2021
$1,600,000
22-24 Woburn St LLC
22-24 Woburn St LLC
Quit Claim Arm's Length For Ne States
related
$1,200,000 · Salem Five Cents Savings Bank
Mar 27, 2018
—
22-24 Woburn Street Ll
216 Revere Beach RT
Quit Claim Deed
related
—
Feb 3, 2015
$1,400,000
216 Revere Beach RT
22 Woburn Street LLC
Quit Claim Arm's Length For Ne States
$877,500 · Digital FCU
Jun 7, 2012
—
22 Woburn Street LLC
—
Deed Of Trust
related
$1,020,000 · Northeast Community Bank
Jan 25, 2012
—
22 Woburn Street LLC
—
Deed Of Trust
related
$288,000 · Vincent Chiaravallito
Oct 5, 2006
$1,200,000
22 Woburn Street LLC
Chiaravalloti,rosina
Grant Deed
$900,000 · Vincent Chiaravalloti
Jun 23, 2005
$1,100,000
Rosina Chiaravalloti
Macpherson,anna C
Grant Deed
$200,000 · Stoneham Savings Bank
Jun 23, 2005
$1
Anna C Macpherson
Village Green Rlty Corp
Grant Deed
related
—
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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