New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Warehouses
111 Higgins St, Worcester, MA 01606-1913
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0487531
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1940
Construction
STEEL FRAME
Total area
64,157 SF
Lot
3.03 ac (131,986 SF)
Zoning code
MG-.5
APN
WORC M:23 B:005 L:00003
UPID
US38-0487531
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
-
Polar beverages Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$2.25M
Owner & transaction history
Higgins Prop Owner LLC · 5 yrs held
Higgins Prop Owner LLC
since 2021
Last sale
$2.5M
6 recorded transactions
Zoning & alternative use
MG-.5 · 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
$2,025,000
ML approach
$2,475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±10% · vs last sale $2.50M (Apr 22 2021)
Last sale anchor
$2.50M
Apr 22 2021
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
$35 / 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
$96,155
Tax year 2024
Assessed value
$3,200,900
Assessed 2024
Previous assessed
$2,667,400
+20.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$277,100
Assessed improvement
$2,923,800
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
1940
Construction
STEEL FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
64,157 SF
Lot
3.03 ac (131,986 SF)
Zoning code
MG-.5
APN
WORC M:23 B:005 L:00003
UPID
US38-0487531
Jurisdiction
WORCESTER
Zoning & alternative use
MG-.5 · Worcester, MA
Zoning MG-.5 · permitted uses
MG-.5 · 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
1940
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
3.03 ac
Current owner
From public records · entity-resolved
Higgins Prop Owner LLC
Entity
Mailing address
133 PEARL ST, BOSTON, MA 02110-2499
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2021
$2,500,000
Higgins Prop Owner LLC
Mickys Luck LLC
Quit Claim Arm's Length For Ne States
$2,857,500 · Centreville Bank
Mar 21, 2006
—
Curtis Ind LLC
—
Deed Of Trust
related
$20,000,000 · Worth Funding INC
Sep 14, 2005
$4,707,500
Mickys Luck LLC
Trudy Corp
Deed
$1,707,500 · Td Banknorth Mtg Grp
Oct 5, 1999
—
Trudy Corp
—
Deed Of Trust
related
$150,000 · Family Bank
Aug 30, 1996
—
Trudy Corp
—
Deed Of Trust
related
$386,000 · Worcester Business
Jun 6, 1995
$800,000
Trudy Corp
Riganati,maria
Grant Deed
$640,000 · Safety Fund National Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 111 Higgins St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
