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Property profile & analytics
OFF-MARKET
Estimated value
$6,755,000
Office buildings
102 Shr Dr Worcester, MA 01605-3154
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1339871
Property summary
AI-generated overview
This Worcester, MA office space, located at 102 Shore Drive, offers 1,895 square feet of immediately available space within a larger 50,000 square foot, five-story Class B building. The property features 117 parking spaces and elevators. Situated in Worcester County, this multi-tenant building provides convenient access to Route 12, I-190, and Route 2. The suite boasts a unique direct walk-in entrance from an upper level, offering exceptional accessibility. The landlord is open to build-out options to customize the space for long-term tenants. This all-inclusive lease covers base rent, common area maintenance, and utilities, simplifying financial planning. The prime location and ample parking make this an ideal space for businesses seeking a convenient and accessible location in Worcester, MA. The zip code is 01605.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
STEEL FRAME
Total area
47,736 SF
Lot
2.34 ac (101,930 SF)
Zoning code
MG-1
APN
WORC M:37 B:027 L:00005
UPID
US38-1339871
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
-
Jennifer J. Carlson, DC Alternative Medicine Practice
-
Sean Thornton, DC Alternative Medicine Practice
-
Jennifer Caron, Lic Ac., MAc. Medical Clinic Alternative Medicine Practice
-
Lahair & Gallagher Pediatric Dentistry & Orthodontics, LLC Dental Office
-
Lahair and Gallagher Pediatric Dentistry: Matthew Lahair, DMD Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.09M
Blend (final)
Blend
$6.76M
Owner & transaction history
Lakeview Court LLC · 10 yrs held
Lakeview Court LLC
since 2016
7 recorded transactions
Zoning & alternative use
MG-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+66.8%
Auto repair, garage
$8.2M
+37.1%
Retail stores
$7.0M
+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
$5,950,000
Current use
RESTAURANT
$9,930,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,160,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$6,975,000
Change: +17% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,080,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,025,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,725,000
Change: -4% · Conversion: Easy
WAREHOUSE, STORAGE
$4,790,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$6.76M
Range $6.08M – $7.43M · ±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
$164,832
Tax year 2024
Assessed value
$5,487,100
Assessed 2024
Previous assessed
$5,618,500
-2.3% YoY
Effective rate
3.00%
On assessed value
Assessed land
$548,100
Assessed improvement
$4,939,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
5
Total area
47,736 SF
Lot
2.34 ac (101,930 SF)
Zoning code
MG-1
APN
WORC M:37 B:027 L:00005
UPID
US38-1339871
Jurisdiction
WORCESTER
Zoning & alternative use
MG-1 · Worcester, MA
Zoning MG-1 · permitted uses
MG-1 · 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
$6.0M
RESTAURANT
Est. value
$9.9M
AUTO REPAIR, GARAGE
Est. value
$8.2M
RETAIL STORES
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$4.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2007
Construction
STEEL FRAME
Heating
SPACE
Stories
5
Buildings
1
Lot
2.34 ac
Current owner
From public records · entity-resolved
Lakeview Court LLC
Entity
Mailing address
1 W BOYLSTON ST, WORCESTER, MA 01605-1265
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2016
$25,000
Lakeview Court LLC
Massachusetts Comm Dot
Grant Deed
—
Jan 15, 2010
$1
Lakeview Court LLC
Chacharone,james
Grant Deed
—
Jan 15, 2010
—
Lakeview Court LLC
—
Deed Of Trust
related
$5,000,000 · Flagship Bank & Trust
Jun 21, 2007
—
James Chacharone
—
Deed Of Trust
related
$4,000,000 · Country Bank
Aug 23, 2006
—
James Chacharone
—
Deed Of Trust
related
$4,000,000 · Country Bank
May 5, 2006
$675,000
James Chacharone
Gm Realty INC
Grant Deed
—
Nov 9, 2005
$440,000
Gm Rlty INC
Central Mass Inst Of M
Deed
$340,000 · Webster First FCU
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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