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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Office buildings
1 Ararat St, Worcester, MA 01606-3328
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0139267
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Construction
FRAME
Total area
6,650 SF
Lot
0.46 ac (20,214 SF)
Zoning code
RL-7
APN
WORC M:37 B:005 L:00001
UPID
US38-0139267
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
-
ABS Behavioral Health Services, LLC Crisis Center Medical Clinic
-
Holmes-Shusas Florist (Bike/Boat/Book/etc) Store Florist
-
Morgan Shea Physician Medical Clinic
-
Jacqueline Fernandez Physician Medical Clinic
-
Ashley Giemza Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$882k
Blend (final)
Blend
$945k
Owner & transaction history
Burchill Investments LLC · 7 yrs held
Burchill Investments LLC
since 2019
5 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+66.8%
Auto repair, garage
$1.1M
+37.1%
Retail stores
$970,000
+17.2%
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 Worcester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Worcester 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$830,000
Current use
RESTAURANT
$1,385,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,135,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$970,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$840,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$800,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$730,000
Change: -12% · Conversion: Easy
WAREHOUSE, STORAGE
$665,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10%
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
$142 / 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
$22,608
Tax year 2024
Assessed value
$752,600
Assessed 2024
Previous assessed
$663,600
+13.4% YoY
Effective rate
3.00%
On assessed value
Assessed land
$210,700
Assessed improvement
$541,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
6,650 SF
Lot
0.46 ac (20,214 SF)
Zoning code
RL-7
APN
WORC M:37 B:005 L:00001
UPID
US38-0139267
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MA
Zoning RL-7 · permitted uses
RL-7 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Worcester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$830,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$970,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$840,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$730,000
WAREHOUSE, STORAGE
Est. value
$665,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Burchill Investments LLC
Entity
Mailing address
1 ARARAT ST, WORCESTER, MA 01606-3328
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Feb 28, 2019
$700,000
Burchill Investments LLC
Richard J Mcnally
Quit Claim Arm's Length For Ne States
$350,000 · Webster Five Cents Savings Bank
Sep 7, 2007
$650,000
Richard J Mcnally
Shusas,gary A
Grant Deed
$500,000 · Millbury Cu
Sep 7, 2007
—
Richard J Mcnally
—
Deed Of Trust
related
$125,000 · Gary A Shusas
Jun 1, 1995
—
Sherwood Group INC
—
Deed Of Trust
related
$150,000 · Flagship Bank & Trust
Mar 24, 1994
—
Paul T Shusas
—
Deed Of Trust
related
$150,000 · Sherwood Group INC
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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