Individually Owned Property summary
AI-generated overview
The property is a four-story residential building in Worcester, Massachusetts, legally converted under city approval into a men’s sober living facility with 22 beds. It sits on a 0.09-acre lot and is zoned BG-6. The building is equipped with a city-approved sprinkler system and includes furnishings, a newly installed hot water heating system, and coin-operated laundry facilities (washer and dryer).
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1876
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,569 SF
Lot
0.09 ac (3,848 SF)
Zoning code
BG-6
APN
WORC M:03 B:022 L:11+33
UPID
US38-1448572
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
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$418k
Blend (final)
Blend
$490k
Owner & transaction history
since 2023
Last sale
$575,000
4 recorded transactions
Zoning & alternative use
BG-6 · Worcester, MA
Top alternative use upside
Auto repair, garage
$610,000
+40.7%
Retail stores
$520,000
+20.3%
Neighborhood: shopping center
$450,000
+3.9%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$490k
Value range
$441k – $539k
±10% around blend
Estimated value / SF
$137 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$441k
blend $490k
$539k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,569 SF
Lot area
0.09 ac
Year built
1876
Stories
3
APN
WORC M:03 B:022 L:11+33
Zoning
BG-6
Assessed value
$342,300
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
$548k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.4 mi away · 3,680 SF
0.7 mi away · 4,251 SF
0.8 mi away · 4,206 SF
1.3 mi away · 2,690 SF
1.3 mi away · 4,050 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$490k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 26 sales
$121
+13%
Submarket 212 sales
$110
+25%
County 740 sales
$110
+25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $137/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
+41%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.80%
Implied, in-place cap rate for this other investment 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 · 9.80%
9.0%
NOI (est.)
$40k *
Last sale · Jun 2023
$575k
* 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$411k
Move the market yield to see immediate price impact.
Value / SF
$115
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
9.30%9.80%10.30%
$36k
$390k
$370k
$352k
$40k
$433k
$411k
$391k
$44k
$476k
$452k
$430k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$388k
0.1 mi · Dec 2025 · $101/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$342,300
Assessed 2024
Previous assessed
$409,800
-16.5% YoY
Assessed land
$102,100
Assessed improvement
$240,200
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1876
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
3
Rooms
9
Bathrooms
3
Total area
3,569 SF
Lot
0.09 ac (3,848 SF)
Zoning code
BG-6
APN
WORC M:03 B:022 L:11+33
UPID
US38-1448572
Jurisdiction
WORCESTER
Zoning & alternative use
BG-6 · Worcester, MAZoning BG-6 · permitted uses
BG-6 · 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
1876
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
3
Rooms
9
Bathrooms
3
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BG-6
Jurisdiction
Worcester, MA
Recorded code
BG-6
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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