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Property profile & analytics
OFF-MARKET
Estimated value
$3,560,000
Manufacturing properties
120 Goddard Memorial Dr Worcester, MA 01603-1260
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-2189764
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1975
Construction
STEEL FRAME
Total area
40,725 SF
Lot
3.36 ac (146,361 SF)
Zoning code
RL-7
APN
WORC M:56 B:010 L:0000R
UPID
US38-2189764
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
-
Angel-Guard Products Inc Production Facility Factory
-
CRC LINE Home Decor Store Department Store
-
US Tool & Fastener Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.71M
Blend (final)
Blend
$3.56M
Owner & transaction history
Aikolai USA INC · 16 yrs held
Aikolai USA INC
since 2010
7 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the RL-7 is the promotion of residential uses and related uses
Zone name
Limited Residential 7000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
4,139.89 ac
Source
Realmo
Top alternative use upside
Neighborhood: shopping center
$5.1M
+37.9%
Office building
$5.1M
+36.2%
Apartment house (5+ units)
$4.9M
+31.1%
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
INDUSTRIAL (GENERAL)
$3,730,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,140,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$5,080,000
Change: +36% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,885,000
Change: +31% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,480,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$3.56M
Range $3.20M – $3.92M · ±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
$87 / 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
$69,966
Tax year 2024
Assessed value
$2,329,100
Assessed 2024
Previous assessed
$1,861,800
+25.1% YoY
Effective rate
3.00%
On assessed value
Assessed land
$307,100
Assessed improvement
$2,022,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1975
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
40,725 SF
Lot
3.36 ac (146,361 SF)
Zoning code
RL-7
APN
WORC M:56 B:010 L:0000R
UPID
US38-2189764
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MAZoning RL-7 · permitted uses
RL-7 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the RL-7 is the promotion of residential uses and related uses
Zone name
Limited Residential 7000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
4,139.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
OFFICE BUILDING
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$4.5M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
3.36 ac
Current owner
From public records · entity-resolved
Aikolai USA INC
Entity
Mailing address
120 GODDARD MEMORIAL DR, WORCESTER, MA 01603-1260
Ownership since
2010
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
Jan 17, 2017
—
Angel Guard Realty LLC
—
Deed
related
$1,680,000 · Country Bank
Jun 11, 2010
$215,000
Aikolai USA INC
Angel Guard Realty LLC
Grant Deed
—
Apr 2, 2008
$1,500,000
Angel Guard Realty LLC
C&g Int
Grant Deed
$1,100,000 · Country Bank
Apr 2, 2008
—
Angel Guard Realty LLC
—
Deed Of Trust
related
$880,000 · Country Bank
Jan 11, 2008
—
C Int
—
Deed Of Trust
related
$175,000 · Thermalcast LLC
Nov 5, 2007
—
C Int
—
Deed Of Trust
related
$150,000 · Economic Stabilizat T
Oct 26, 2007
$50,000
C Int
C&g Int
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
May 30, 2007
—
C Int
—
Deed Of Trust
related
$150,000 · Economic Stabilizat T
Apr 25, 2003
—
Goddard Realty LLP
—
Deed Of Trust
related
$50,000 · Fleet Capital Corp
Feb 12, 1997
$950,000
Goddard Realty LLP
Wachusett Molding Corp
Grant Deed
—
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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