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    651 Main St Leicester, MA 01611

    • Land
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 651 Main St

    Property type
    Land

    Description

    This exceptional 31.16-acre parcel, situated at 651 Main Street in Leicester, Massachusetts, presents a remarkable opportunity for multifamily development. Zoning and planning board approvals are complete, permitting the construction of 68 duplex-style homes. The property's strategic location directly on Route 9 in Worcester County ensures convenient access to major roadways and nearby amenities, enhancing its appeal and potential for strong returns. The site's proximity to the Leicester Town Center and other surrounding communities further strengthens its desirability. This land offers a unique chance to participate in the growth of Leicester, a thriving community with a strong sense of place. The property's B zoning designation supports the approved multifamily development plan. Detailed site plans are available upon request. This is an exceptional investment opportunity in a desirable location with a clear path to development. The 01611 zip code offers easy access to the surrounding area. The property's latitude and longitude coordinates are 42.2437671 and -71.8915685 respectively. This fully permitted site is ready for immediate development, offering a streamlined path to realizing a significant multifamily housing project.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Leicester
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.8916
    Latitude
    42.2438

    Comparable in this City

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      0.14 Acres

      215 Main St

      VACANT COMMERCIAL LAND • 0.14 Acres
      215 Main St, Cherry Valley, MA 01611-3143
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    • Value Estimation
      $285,000
      13,080 SF

      147 Main St

      PARKING LOT • 13,080 SF
      147 Main St, Cherry Valley, MA 01611-3110
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    • Value Estimation
      $260,000
      2,340 SF

      187 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,340 SF
      187 Main St, Cherry Valley, MA 01611-3107
      View Details
    • Value Estimation
      $265,000
      1,575 SF

      305 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,575 SF
      305 Main St, Cherry Valley, MA 01611-3142
      View Details
    • Value Estimation
      $255,000
      294 SF

      154 Main St

      GAS STATION • 294 SF
      154 Main St, Cherry Valley, MA 01611-3108
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    • Value Estimation by Request
      44,100 SF

      424 Main St

      Distribution properties • 44,100 SF
      424 Main St, Leicester, MA 01611
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    Similar Nearby for Sale

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      Three-Unit Building in Business Zone

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      Leicester Flex Space Investment

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    651 Main St
    Leicester, MA 01611
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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