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Property profile & analytics
OFF-MARKET
Commercial real estate
115 Cutoff Worcester, MA 01604-2729
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0973811
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
20.05 ac (873,378 SF)
Zoning code
MG-.5
APN
WORC M:34 B:035 L:00002
UPID
US38-0973811
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
-
A F Amorello & Sons Inc Construction Company
-
J E Amorello Inc General Contractor
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
Chacharone Properties Real Estate Agency
-
Badger Infrastructure Solutions - Worcester, MA General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
115 Ne Cutoff Trust · 7 yrs held
115 Ne Cutoff Trust
since 2019
5 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2020Property tax & assessments
Tax year 2020
Tax billed
$82,099
Tax year 2020
Assessed value
$3,186,200
Assessed 2024
Previous assessed
$2,762,400
+15.3% YoY
Effective rate
2.58%
On assessed value
Assessed land
$1,747,400
Assessed improvement
$1,438,800
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
3
Lot
20.05 ac (873,378 SF)
Zoning code
MG-.5
APN
WORC M:34 B:035 L:00002
UPID
US38-0973811
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
Heating
NONE
Cooling
Yes
Buildings
3
Lot
20.05 ac
Current owner
From public records · entity-resolved
115 Ne Cutoff Trust
Trust
Mailing address
115 SW CUTOFF, WORCESTER, MA 01604-2729
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2021
—
115 Northeast Cutoff RT
—
Deed
related
$12,000,000 · Webster Five Cents Savings Bank
May 15, 2019
$3,900,000
115 Ne Cutoff Trust
Allegro Microsystems LLC
Quitclaim Deed
—
Dec 22, 2005
—
Ancona Rlty LLC
—
Deed Of Trust
related
$600,000 · Commonwealth National Bank
Jul 31, 2002
—
Ancona Realty LLC
—
Deed Of Trust
related
$450,000 · Commonwealth National Bank
Apr 20, 2000
—
Ancona Realty LLC
—
Deed Of Trust
related
$249,000 · First Massachusetts 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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