98 Winn St Woburn, MA 01801-2836
Individually Owned
24-yr Hold
~
Est. High Equity
Estimated value (blended)
$510k
Range $459k – $561k (±10%)
Property ID
US38-0852006
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,840 SF
Lot
0.36 ac (15,682 SF)
Zoning code
B-H
APN
WOBU M:42 B:12 L:12 U:00
UPID
US38-0852006
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
-
Construction Company General Contractor
-
Printing Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$630k
Comparable Approach
Comparable
$347k
Blend (final)
Blend
$510k
Owner & transaction history
since 2002
1 recorded transaction
Zoning & alternative use
B-H · Woburn, MA
Zoning description
13.9 Sign Regulations for Highway Business Districts (B-H), Interstate Business (B-I) and Industrial Districts 1. Permitted signs: 1) One primary wall sign for each tenant in the structure. 2) One secondary wall sign for…
General category
COMMERCIAL
Top alternative use upside
Office building
$810,000
+10.8%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$510k
Value range
$459k – $561k
±10% around blend
Estimated value / SF
$133 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$459k
blend $510k
$561k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,840 SF
Lot area
0.36 ac
Year built
1974
Stories
1
APN
WOBU M:42 B:12 L:12 U:00
Assessed value
$676,000
Annual tax
$13,331
3
Income approach: direct capitalization
Partial preview
Income approach indication
$630k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$680k
@ 6.5% CAP return
$630k
@ 7% CAP return
$585k
4
Sales comparison
Partial preview
Sales approach indication
$1.32M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.9 mi away · 3,610 SF
15.3 mi away · 4,800 SF
18.3 mi away · 2,880 SF
18.5 mi away · 4,944 SF
24.8 mi away · 2,829 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$510k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 26 sales
$191
-30%
Submarket 26 sales
$191
-30%
County 345 sales
$154
-13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $133/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+11%
vs current-use indication
Industrial (general) · current use
Warehouse, Storage
Commercial (general)
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 6 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$676k
Move the market yield to see immediate price impact.
Value / SF
$176
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%
$43k
$852k
$608k
$473k
$47k
$946k
$676k
$526k
$52k
$1.04M
$744k
$578k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.48M
3.2 mi · Dec 2025 · $405/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$13,331
Tax year 2024
Assessed value
$676,000
Assessed 2024
Previous assessed
$659,800
+2.5% YoY
Effective rate
1.97%
On assessed value
Assessed land
$189,800
Assessed improvement
$486,200
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
3,840 SF
Lot
0.36 ac (15,682 SF)
Zoning code
B-H
APN
WOBU M:42 B:12 L:12 U:00
UPID
US38-0852006
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B-H · Woburn, MAZoning B-H · permitted uses
B-H · Woburn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
13.9 Sign Regulations for Highway Business Districts (B-H), Interstate Business (B-I) and Industrial Districts 1. Permitted signs: 1) One primary wall sign for each tenant in the structure. 2) One secondary wall sign for…
General category
COMMERCIAL
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
0.36 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-H
COMMERCIAL
Jurisdiction
Woburn, MA
Recorded code
B-H
Official district
B-H
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-H in Woburn, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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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