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Property profile & analytics
OFF-MARKET
Estimated value
$9,230,000
Hotels
1 Washington Sq Worcester, MA 01604-4013
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1031832
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
95,308 SF
Lot
1.92 ac (83,635 SF)
Zoning code
BG-6
APN
WORC M:01 B:038 L:00006
UPID
US38-1031832
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
-
Homewood Suites by Hilton Worcester Hotel & Motel Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.20M
Comparable Approach
Comparable
$9.27M
Blend (final)
Blend
$9.23M
Owner & transaction history
Summer St Hotel LLC · 10 yrs held
Summer St Hotel LLC
since 2015
3 recorded transactions
Zoning & alternative use
BG-6 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$12.8M
+153.8%
Medical building
$11.7M
+132.5%
Restaurant
$10.5M
+108.3%
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 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%
$9,960,000
6.5%
$9,195,000
7%
$8,535,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,815,000
Change: +154% · Conversion: Difficult
MEDICAL BUILDING
$11,740,000
Change: +133% · Conversion: Difficult
RESTAURANT
$10,515,000
Change: +108% · Conversion: Difficult
OFFICE BUILDING
$8,855,000
Change: +75% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,540,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,405,000
Change: +47% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,295,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$9.23M
Range $8.31M – $10.15M · ±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
$97 / 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
$467,903
Tax year 2024
Assessed value
$15,576,000
Assessed 2024
Previous assessed
$13,358,300
+16.6% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,798,900
Assessed improvement
$13,777,100
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
6
Units
120
Total area
95,308 SF
Lot
1.92 ac (83,635 SF)
Zoning code
BG-6
APN
WORC M:01 B:038 L:00006
UPID
US38-1031832
Jurisdiction
WORCESTER
Zoning & alternative use
BG-6 · Worcester, MA
Zoning BG-6 · permitted uses
BG-6 · 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
RETAIL STORES
Est. value
$12.8M
MEDICAL BUILDING
Est. value
$11.7M
RESTAURANT
Est. value
$10.5M
OFFICE BUILDING
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2016
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
1
Units
120
Lot
1.92 ac
Current owner
From public records · entity-resolved
Summer St Hotel LLC
Entity
Mailing address
10 N MAIN ST, FALL RIVER, MA 02720-2130
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2015
$1,142,000
Summer St Hotel LLC
Houston Brothers LLC
Quit Claim Deed
related
$1,292,000 · Janis B Karam
Feb 13, 2007
$1
Houston Bros LLC
Houston,benjamin F
Grant Deed
—
Oct 12, 1994
—
Charles Houston JR.
—
Deed Of Trust
related
$128,611 · Bankboston Development Co LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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