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Property profile & analytics
OFF-MARKET
Estimated value
$11,520,000
Warehouses
23 Rainin Rd, Woburn, MA 01801-4689
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1787947
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
56,410 SF
Lot
4.2 ac (182,952 SF)
Zoning code
O-P
APN
WOBU M:46 B:04 L:39 U:00
UPID
US38-1787947
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
-
Terrafugia Inc Industrial Manufacturer Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.54M
CAP Approach
CAP
$11.21M
Comparable Approach
Comparable
$10.22M
Blend (final)
Blend
$11.52M
Owner & transaction history
Bire 23 Rainin Rd Owner L · 1 yrs held
Bire 23 Rainin Rd Owner L
since 2025
Last sale
$13.4M
4 recorded transactions
Zoning & alternative use
O-P · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.4M
+63.4%
Auto repair, garage
$15.9M
+58.4%
Neighborhood: shopping center
$15.6M
+55.9%
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
$11,350,000
ML approach
$9,540,000
CAP Approach
CAP Return
Estimation
6%
$12,145,000
6.5%
$11,210,000
7%
$10,410,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$10,025,000
Current use
RESTAURANT
$16,375,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,875,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$15,630,000
Change: +56% · Conversion: Moderate
RETAIL STORES
$15,205,000
Change: +52% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$12,995,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$11,905,000
Change: +19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,745,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$11.52M
Range $10.37M – $12.67M · ±10% · vs last sale $13.40M (Dec 10 2024)
Last sale anchor
$13.40M
Dec 10 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
$204 / 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
$124,258
Tax year 2024
Assessed value
$6,301,100
Assessed 2024
Previous assessed
$5,724,000
+10.1% YoY
Effective rate
1.97%
On assessed value
Assessed land
$1,910,400
Assessed improvement
$4,390,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
56,410 SF
Lot
4.2 ac (182,952 SF)
Zoning code
O-P
APN
WOBU M:46 B:04 L:39 U:00
UPID
US38-1787947
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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$10.0M
RESTAURANT
Est. value
$16.4M
AUTO REPAIR, GARAGE
Est. value
$15.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.6M
RETAIL STORES
Est. value
$15.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.0M
OFFICE BUILDING
Est. value
$11.9M
INDUSTRIAL (GENERAL)
Est. value
$10.7M
WAREHOUSE, STORAGE 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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
4.2 ac
Current owner
From public records · entity-resolved
Bire 23 Rainin Rd Owner L
Individual
Mailing address
1 SANSOME ST STE #1500, SAN FRANCISCO, CA 94104-4449
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2025
$13,403,169
Bire 23 Rainin Rd Owner L
Bpvif V Holdings 6 LLC
Deed
$31,790,000 · Bmo Harris Bank NA
Jul 2, 2021
—
Bpvif 5 Hldg 6 LLC
—
Deed
related
$7,500,000 · Boston Private Bank & Trust Company
Mar 19, 2021
$12,000,000
Bpvif 5 Holdings 6 LLC
Mack Investors LLC
Quit Claim Arm's Length For Ne States
—
Oct 10, 2008
$4,600,000
Mack Investors LLC
Rainin Group INC
Grant Deed
$3,800,000 · Digital FCU
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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