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Property profile & analytics
OFF-MARKET
Estimated value
$9,740,000
Retail properties & Spaces
299 Mishawum Rd, Woburn, MA 01801-2170
Individually Owned
14-yr Hold
Free & Clear
Property ID
US38-1509357
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1992
Construction
FRAME
Total area
32,577 SF
Lot
2.86 ac (124,582 SF)
Zoning code
B-I
APN
WOBU M:25 B:09 L:01 U:00
UPID
US38-1509357
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
-
Mattress Firm Woburn Furniture & Home Goods
-
West Marine Big Box & Wholesale Store (Bike/Boat/Book/etc) Store
-
West Marine Plaza Shopping Center & Mall
-
Eastern Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.21M
Comparable Approach
Comparable
$9.35M
Blend (final)
Blend
$9.74M
Owner & transaction history
Retail Woburn 1 Linear · 14 yrs held
Retail Woburn 1 Linear
since 2012
Last sale
$11.2M
5 recorded transactions
Zoning & alternative use
B-I · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.5M
+7.7%
Auto repair, garage
$9.2M
+4.4%
Neighborhood: shopping center
$9.0M
+2.8%
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%
$7,805,000
6.5%
$7,205,000
7%
$6,690,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,780,000
Current use
RESTAURANT
$9,460,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,170,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,025,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$7,505,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$9.74M
Range $8.77M – $10.71M · ±10% · vs last sale $11.20M (Aug 21 2024)
Last sale anchor
$11.20M
Aug 21 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
$299 / 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
$118,405
Tax year 2024
Assessed value
$6,004,300
Assessed 2024
Previous assessed
$5,822,400
+3.1% YoY
Effective rate
1.97%
On assessed value
Assessed land
$2,551,700
Assessed improvement
$3,452,600
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1992
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
32,577 SF
Lot
2.86 ac (124,582 SF)
Zoning code
B-I
APN
WOBU M:25 B:09 L:01 U:00
UPID
US38-1509357
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B-I · Woburn, MA
Zoning B-I · permitted uses
B-I · 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
RETAIL STORES Current
Est. value
$8.8M
RESTAURANT
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$9.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.5M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
2.86 ac
Current owner
From public records · entity-resolved
Retail Woburn 1 Linear
Individual
Free & Clear · 14 yrs held
Mailing address
1 VAN DE GRAAFF DR STE #402, BURLINGTON, MA 01803-5294
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2012
—
Retail Woburn 1 Linear
—
Deed Of Trust
related
$27,800,000 · Boston Private Bank
Mar 26, 2012
$5,385,300
Retail Woburn 1 Linear
Office Depot INC
Grant Deed
—
Nov 6, 2007
$5,691,796
Off Depot INC
Toys R Us Mass INC
Grant Deed
—
Aug 16, 1991
$3,500,000
Toys R Us-mass INC
Cbs RT
Grant Deed
—
—
—
Linear Retail Woburn 1
—
Deed Of Trust
related
$7,000,000 · Boston Private 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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