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Property profile & analytics
OFF-MARKET
Investment properties
25 Houghton St Woburn, MA 01801-3515
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-2500345
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Total area
1,408 SF
Lot
0.43 ac (18,731 SF)
Zoning code
R-1
APN
WOBU M:42 B:14 L:06 U:00
UPID
US38-2500345
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
-
A J Black Inc Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Charles J Black · 4 yrs held
Charles J Black
since 2022
Last sale
$237,500
3 recorded transactions
Zoning & alternative use
R-1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Assessed value
$598,300
Assessed 2024
Previous assessed
$591,800
+1.1% YoY
Assessed land
$334,400
Assessed improvement
$263,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1890
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
1
Total area
1,408 SF
Lot
0.43 ac (18,731 SF)
Zoning code
R-1
APN
WOBU M:42 B:14 L:06 U:00
UPID
US38-2500345
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-1 · Woburn, MA
Zoning R-1 · permitted uses
R-1 · 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
1890
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Charles J Black
Individual
Mailing address
36 HOUGHTON ST, WOBURN, MA 01801-3549
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2022
$237,500
Charles J Black
Black Michael J Est
Deed
$237,500 · Northmark Bank
Mar 21, 2003
—
Charles J Black
—
Deed Of Trust
related
$150,000 · Gn Mortgage Corp
May 27, 1998
$151,000
Charles J Black
Black,john J JR
Grant Deed
related
$120,000 · Northern Bank & Trust
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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