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Property profile & analytics
OFF-MARKET
Estimated value
$290,000
Specialty properties
1195 Grafton St 93 Worcester, MA 01604-2640
Individually Owned
9-yr Hold
Free & Clear
Property ID
US38-0821911
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1982
Total area
954 SF
Zoning code
102
APN
WORC M:41 B:21F L:00093
UPID
US38-0821911
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$290k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$290k
Owner & transaction history
7 Hills Community Svcs · 9 yrs held
7 Hills Community Svcs
since 2017
Last sale
$235,000
7 recorded transactions
Zoning & alternative use
102 · 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
by Request
ML approach
$290,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$290k
Range $261k – $319k · ±10% · vs last sale $235k (Nov 24 2025)
Last sale anchor
$235k
Nov 24 2025
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
$304 / 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 2018Property tax & assessments
Tax year 2018
Tax billed
$1,844
Tax year 2018
Assessed value
$150,800
Assessed 2024
Previous assessed
$128,900
+17.0% YoY
Effective rate
1.22%
On assessed value
Assessed improvement
$150,800
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1982
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
3
Rooms
4
Bathrooms
1
Total area
954 SF
Zoning code
102
APN
WORC M:41 B:21F L:00093
UPID
US38-0821911
Jurisdiction
WORCESTER
Zoning & alternative use
102 · Worcester, MAZoning 102 · permitted uses
102 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1982
Heating
ELECTRIC
Cooling
Yes
Stories
3
Buildings
1
Rooms
4
Bathrooms
1
Current owner
From public records · entity-resolved
7 Hills Community Svcs
Individual
Free & Clear · 9 yrs held
Mailing address
81 HOPE AVE, WORCESTER, MA 01603-2212
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2017
$99,900
7 Hills Community Svcs
Emond-belair,sherry M
Quit Claim Deed
—
Apr 11, 2013
$75,000
Sherry M Emondbelair
Robert E Lee
Quit Claim Arm's Length For Ne States
$72,750 · Mortgage Networks INC
Jun 11, 2004
—
Robert E Lee
—
Deed Of Trust
related
$90,000 · Ohio Savings Bank
May 29, 2002
$87,500
Robert E Lee
Cormier,j Paul
Grant Deed
$70,000 · Drew Mortgage Assoc INC
Dec 9, 1998
—
J Paul Cormier
—
Deed Of Trust
related
$40,000 · Webster Five Cents Sav Bank
Jul 24, 1998
$45,000
J Paul Cormier
Marsella,mark A
Grant Deed
—
Jul 24, 1998
—
J Paul Cormier
—
Deed Of Trust
related
$40,500 · Source One Mortgage Svcs Corp
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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