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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Super regional malls
1078 Boylston St Worcester, MA 01606-1167
Entity Owned
9-yr Hold
Free & Clear
Property ID
US38-1642531
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1987
Construction
FRAME
Total area
14,320 SF
Lot
1.11 ac (48,351 SF)
Zoning code
BL-1
APN
WORC M:32 B:020 L:00033
UPID
US38-1642531
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
-
Olympic Trophy (Bike/Boat/Book/etc) Store
-
Personal Touch Medical Massage Alternative Medicine Practice Spa & Massage Center
-
Personal Best Hair Care Hair Salon Nail Salon
-
Up Up and Play Academy High School Daycare Center
-
Joseph M. Laconte, DPM Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.52M
Owner & transaction history
1074-1078 LLC · 9 yrs held
1074-1078 LLC
since 2017
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+35.4%
Retail stores
$2.1M
+15.7%
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
NEIGHBORHOOD: SHOPPING CENTER
$1,805,000
Current use
AUTO REPAIR, GARAGE
$2,450,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$2,090,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$1,785,000
Change: -1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,720,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,575,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±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
$106 / 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
$35,288
Tax year 2024
Assessed value
$1,174,700
Assessed 2024
Previous assessed
$1,051,500
+11.7% YoY
Effective rate
3.00%
On assessed value
Assessed land
$654,300
Assessed improvement
$520,400
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1987
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
14,320 SF
Lot
1.11 ac (48,351 SF)
Zoning code
BL-1
APN
WORC M:32 B:020 L:00033
UPID
US38-1642531
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MA
Zoning BL-1 · permitted uses
BL-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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1987
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
1074-1078 LLC
Entity
Free & Clear · 9 yrs held
Mailing address
37 FOX MDW DR, WORCESTER, MA 01602-2258
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2017
—
1074-1078 LLC
Prodromidis,peter
Quit Claim Deed
related
—
Apr 10, 2017
—
Peter Prodromidis
—
Deed
related
$150,000 · Millbury Cu
Apr 28, 2005
—
Peter Prodromidis
—
Deed Of Trust
related
$700,000 · Mcu Comm Svcs LLC
Apr 28, 2005
$1
Peter Prodromidis
Prodromidis,konstantinos
Grant Deed
related
—
Dec 29, 2004
—
Konstantinos Prodromidis
—
Deed Of Trust
related
$50,000 · C&s Constr Co INC
Feb 5, 1999
—
1078 W Boylston St. RT
—
Deed Of Trust
related
$430,000 · Flagship Bank & Trust
Mar 25, 1991
—
1078 W Boy St. RT
—
Deed Of Trust
related
$430,000 · Flagship Bank & Trust
Feb 4, 1988
—
Alfred R Senecal
—
Deed Of Trust
related
$400,000 · Home Natl Bk Of Milfd
Jul 16, 1987
$180,000
Alfred R Senecal JR.
Kyes,robert G
Grant Deed
$130,000 · Guaranty Bank
—
—
Peter Prodromidis
—
Deed Of Trust
related
$150,000 · Millbury Cu
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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