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Property profile & analytics
OFF-MARKET
Estimated value
$3,095,000
Investment properties
307 Main St Woburn, MA 01801-5049
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0890385
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
17,266 SF
Lot
0.17 ac (7,405 SF)
Zoning code
B-D
APN
WOBU M:51 B:19 L:01 U:00
UPID
US38-0890385
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
-
Sam's Kitchen Woburn Restaurant
-
Bridgeton Properties Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.10M
Owner & transaction history
Lofts At 307 Main LLC · 3 yrs held
Lofts At 307 Main LLC
since 2022
Last sale
$3.2M
2 recorded transactions
Zoning & alternative use
B-D · Woburn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.0M
+76.4%
Auto repair, garage
$4.9M
+71.0%
Neighborhood: shopping center
$4.8M
+68.3%
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
$3,005,000
ML approach
$2,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,840,000
Current use
RESTAURANT
$5,015,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,860,000
Change: +71% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,785,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$4,655,000
Change: +64% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,980,000
Change: +40% · Conversion: Moderate
OFFICE BUILDING
$3,645,000
Change: +28% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,290,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$3.10M
Range $2.79M – $3.40M · ±10% · vs last sale $3.22M (Aug 12 2022)
Last sale anchor
$3.22M
Aug 12 2022
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
$179 / 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
Assessed value
$2,144,000
Assessed 2024
Previous assessed
$2,120,700
+1.1% YoY
Assessed land
$256,900
Assessed improvement
$1,887,100
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
1920
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
4
Units
8
Total area
17,266 SF
Lot
0.17 ac (7,405 SF)
Zoning code
B-D
APN
WOBU M:51 B:19 L:01 U:00
UPID
US38-0890385
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B-D · Woburn, MA
Zoning B-D · permitted uses
B-D · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
RESTAURANT
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RETAIL STORES
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.6M
INDUSTRIAL (GENERAL)
Est. value
$3.3M
COMMERCIAL (GENERAL) 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
1920
Construction
FRAME
Heating
FORCED AIR
Stories
4
Buildings
1
Units
8
Lot
0.17 ac
Current owner
From public records · entity-resolved
Lofts At 307 Main LLC
Entity
Mailing address
50 DODGE ST, BEVERLY, MA 01915-1711
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
$3,222,500
Lofts At 307 Main LLC
Ryeknot Prop Woburn LLC
Quit Claim Arm's Length For Ne States
$1,800,000 · Salem Five Cents Savings Bank
Jan 23, 2014
$625,000
Ryeknot Props Woburn LLC
Masotta,margarette F
Quit Claim 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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