Entity Owned 
For Lease
$28,860,000
500 Unicorn Park Dr, Woburn, MA 01801
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Property summary
AI-generated overview
This exceptional Class A, 24,449-square-foot executive office space in Woburn, Massachusetts, presents a unique turnkey opportunity. Located within the prestigious Unicorn Park, this single-tenant building boasts a recently completed multi-million dollar renovation. The space is fully furnished and ready for immediate occupancy. The convenient location just off Interstate 93, Exit 27 (Montvale Avenue), provides easy access to both Boston (9 miles, 16-minute drive) and New Hampshire (18 miles south). Unicorn Park offers a range of amenities, including a covered parking garage, a courtyard with a Marriott Hotel featuring dining and a bar, a dry cleaning service, and a fitness room. Enjoy stunning views of Interstate 93 from the building. Situated in Middlesex County, Woburn is a thriving retail hub, providing employees with access to top-tier dining, fitness facilities, and shopping options. This property represents a rare chance to secure a fully equipped, high-quality office space in a highly desirable location. The building's modern design and convenient amenities create an ideal work environment for any discerning business. The 24,449 square feet of vacant space offers significant flexibility for a variety of business needs.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
STEEL FRAME
Total area
187,978 SF
Lot
7.13 ac (310,583 SF)
Zoning code
OP93
APN
WOBU M:46 B:06 L:01 U:00
UPID
US38-1620777
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Corporate Office
-
Building Consultant
-
Logistics Company Freight Service
-
Association Or Organization
-
Accounting Firm Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$35.22M
Comparable Approach
Comparable
$29.97M
Blend (final)
Blend
$28.86M
Owner & transaction history
since 2000
2 recorded transactions
Zoning & alternative use
OP93 · Woburn, MA
Top alternative use upside
Apartment house (5+ units)
$43.3M
+9.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$28.86M
Value range
$25.97M – $31.75M
±10% around blend
Estimated value / SF
$154 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$25.97M
blend $28.86M
$31.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
187,978 SF
Lot area
7.13 ac
Year built
1999
Stories
5
APN
WOBU M:46 B:06 L:01 U:00
Zoning
OP93
Assessed value
$26,179,500
Annual tax
$516,260
3
Income approach: direct capitalization
Partial preview
Income approach indication
$35.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$38.15M
@ 6.5% CAP return
$35.22M
@ 7% CAP return
$32.70M
4
Sales comparison
Partial preview
Sales approach indication
$25.54M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.1 mi away · 177,776 SF
9.4 mi away · 146,388 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$28.86M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$211
-27%
Submarket 29 sales
$211
-27%
County 858 sales
$219
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $154/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+9%
vs current-use indication
Office Building · current use
Industrial (general)
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26.18M
Move the market yield to see immediate price impact.
Value / SF
$139
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.65M
$32.99M
$23.56M
$18.33M
$1.83M
$36.65M
$26.18M
$20.36M
$2.02M
$40.32M
$28.80M
$22.40M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$24.00M
8.8 mi · Sep 2025 · $128/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$516,260
Tax year 2024
Assessed value
$26,179,500
Assessed 2024
Previous assessed
$25,065,000
+4.4% YoY
Effective rate
1.97%
On assessed value
Assessed land
$6,361,400
Assessed improvement
$19,818,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
5
Units
11
Total area
187,978 SF
Lot
7.13 ac (310,583 SF)
Zoning code
OP93
APN
WOBU M:46 B:06 L:01 U:00
UPID
US38-1620777
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
OP93 · Woburn, MAZoning OP93 · permitted uses
OP93 · Woburn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
5
Buildings
1
Units
11
Lot
7.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OP93
Jurisdiction
Woburn, MA
Recorded code
OP93
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OP93 in Woburn, MA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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