Entity Owned Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1955
Construction
STEEL FRAME
Total area
57,114 SF
Lot
3.34 ac (145,490 SF)
Zoning code
MG-2
APN
WORC M:05 B:011 L:00005
UPID
US38-0673648
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.37M
Blend (final)
Blend
$7.24M
Owner & transaction history
since 2023
Last sale
$7.0M
2 recorded transactions
Zoning & alternative use
MG-2 · Worcester, MA
Top alternative use upside
Auto repair, garage
$9.8M
+86.7%
Retail stores
$8.3M
+59.6%
Neighborhood: shopping center
$7.2M
+37.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.24M
Value range
$6.51M – $7.96M
±10% around blend
Estimated value / SF
$127 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
50
$6.51M
blend $7.24M
$7.96M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
57,114 SF
Lot area
3.34 ac
Year built
1955
Stories
1
APN
WORC M:05 B:011 L:00005
Zoning
MG-2
Assessed value
$2,911,000
Annual tax
$87,446
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.38M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.5 mi away · 49,629 SF
8.9 mi away · 69,192 SF
19.7 mi away · 62,259 SF
22.9 mi away · 40,374 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 28 sales
$92
+38%
County 209 sales
$80
+58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $127/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+87%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Office Building
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
9.20%
Implied, in-place cap rate for this manufacturing properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.20%
9.0%
NOI (est.)
$490k *
Last sale · Jun 2023
$7.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.33M
Move the market yield to see immediate price impact.
Value / SF
$93
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.70%9.20%9.70%
$441k
$5.07M
$4.79M
$4.55M
$490k
$5.63M
$5.33M
$5.05M
$539k
$6.20M
$5.86M
$5.56M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$663k
0.3 mi · Sep 2025 · $16/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$87,446
Tax year 2024
Assessed value
$2,911,000
Assessed 2024
Previous assessed
$2,425,800
+20.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$301,800
Assessed improvement
$2,609,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1955
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Total area
57,114 SF
Lot
3.34 ac (145,490 SF)
Zoning code
MG-2
APN
WORC M:05 B:011 L:00005
UPID
US38-0673648
Jurisdiction
WORCESTER
Zoning & alternative use
MG-2 · Worcester, MAZoning MG-2 · permitted uses
MG-2 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Lot
3.34 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MG-2
Jurisdiction
Worcester, MA
Recorded code
MG-2
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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