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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Warehouses
10 Webster Pl, Worcester, MA 01603-1920
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-2304045
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1912
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
28,231 SF
Lot
0.94 ac (40,760 SF)
Zoning code
MG-2
APN
WORC M:27 B:029 L:0000A
UPID
US38-2304045
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$865k
Owner & transaction history
Timber Salvage Realty LLC · 7 yrs held
Timber Salvage Realty LLC
since 2019
7 recorded transactions
Zoning & alternative use
MG-2 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$865k
Range $779k – $952k · ±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
$31 / 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
$20,496
Tax year 2024
Assessed value
$682,300
Assessed 2024
Previous assessed
$584,300
+16.8% YoY
Effective rate
3.00%
On assessed value
Assessed land
$111,800
Assessed improvement
$570,500
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1912
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
28,231 SF
Lot
0.94 ac (40,760 SF)
Zoning code
MG-2
APN
WORC M:27 B:029 L:0000A
UPID
US38-2304045
Jurisdiction
WORCESTER
Zoning & alternative use
MG-2 · Worcester, MA
Zoning MG-2 · permitted uses
MG-2 · 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.
Building & site characteristics
From public records
Year built
1912
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Timber Salvage Realty LLC
Entity
Mailing address
14 MCCRACKEN RD, MILLBURY, MA 01527-1514
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2019
$340,750
Timber Salvage Realty LLC
Millbury FCU
Quit Claim Deed
$272,800 · Millbury Cu
Nov 17, 2011
$344,195
Millbury Federal Cu
Armory Street LLC
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Oct 30, 2008
—
Armory Street LLC
—
Deed Of Trust
related
$660,000 · Malanson Francis
Oct 9, 2008
—
Armory Street LLC
—
Deed Of Trust
related
$42,000 · Denise H Bey Senecal
Apr 29, 2008
—
Armory Street LLC
—
Deed Of Trust
related
$350,000 · Mcu Commercial LLC
Apr 1, 2008
—
Armory Street LLC
—
Deed Of Trust
related
$50,000 · Mcu Comm Svcs LLC
Dec 18, 2007
—
Armory Street LLC
—
Deed Of Trust
related
$60,000 · Denise Bey Senecal
Dec 29, 2006
—
Armory Street LLC
—
Deed Of Trust
related
$55,000 · Richard M Simonian
Jun 16, 2006
$325,000
Armory Street LLC
Coyne Intl Enterprises Co
Grant Deed
$243,000 · Greenpoint Mortgage Funding
Jul 9, 2002
—
Coyne Enterprises Corp
—
Deed Of Trust
related
$55,000,000 · General Electric Capital Corp
Mar 27, 1992
$160,000
Coyne Internatl Enterp
Setaro Construction
Grant Deed
—
Feb 13, 1989
—
Setaro Constr Corp
—
Deed Of Trust
related
$25,000 · Bank Of N E Worcester
Aug 19, 1988
—
Setaro Constr Co
—
Deed Of Trust
related
$125,000 · Bank Of N E Worcester
Apr 15, 1988
—
Coyne Internatl Enterp
—
Deed Of Trust
related
$49,000,000 · Bancboston Mtg Corp
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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