Entity Owned 
For Sale
1 / 31
$110,000
120 Stafford St, Worcester, MA 01603
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Property summary
AI-generated overview
This exceptional Worcester, MA office property at 120 Stafford Street offers a variety of flexible spaces ideal for businesses of all sizes. The two-story building, constructed in 1991, boasts a total of 46,302 square feet and features both traditional office spaces and coworking options. Multiple tenancy is available, with units ranging from a minimum of 60 square feet to a maximum contiguous space of 2,800 square feet. The building comprises six suites in total, situated on a 2.29-acre lot with convenient access via a signalized intersection at Curtis Parkway. The property benefits from high visibility signage and a prime location across from a CVS pharmacy. Ample parking is provided with 165 spaces available for tenants and visitors. Building amenities include elevators. The property is zoned BL-1.0. This well-maintained building presents a fantastic opportunity for businesses seeking a strategic location with excellent visibility and convenient amenities in the heart of Worcester. The property is professionally managed.
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
47,102 SF
Lot
2.29 ac (99,752 SF)
Zoning code
BL-1
APN
WORC M:15 B:031 L:00020
UPID
US38-0136009
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
(Bike/Boat/Book/etc) Store Florist
-
(Bike/Boat/Book/etc) Store Florist
-
Furniture & Home Goods Home Decor Store
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.07M
Blend (final)
Blend
$4.90M
Owner & transaction history
since 2012
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Top alternative use upside
Auto repair, garage
$8.1M
+35.4%
Retail stores
$6.9M
+15.7%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.90M
Value range
$4.41M – $5.39M
±10% around blend
Estimated value / SF
$104 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$4.41M
blend $4.90M
$5.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
47,102 SF
Lot area
2.29 ac
Year built
1988
Stories
2
APN
WORC M:15 B:031 L:00020
Zoning
BL-1
Assessed value
$3,896,400
Annual tax
$117,048
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$117,048
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.07M
Range $3.78M – $7.93M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.90M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 23 sales
$126
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $104/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
+35%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center · current use
Office Building
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.25M
Move the market yield to see immediate price impact.
Value / SF
$196
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
5.00%7.00%9.00%
$583k
$11.65M
$8.32M
$6.47M
$647k
$12.95M
$9.25M
$7.19M
$712k
$14.24M
$10.17M
$7.91M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$117,048
Tax year 2024
Assessed value
$3,896,400
Assessed 2024
Previous assessed
$3,431,300
+13.6% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,250,100
Assessed improvement
$2,646,300
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Sale
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
2
Total area
47,102 SF
Lot
2.29 ac (99,752 SF)
Zoning code
BL-1
APN
WORC M:15 B:031 L:00020
UPID
US38-0136009
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MAZoning BL-1 · permitted uses
BL-1 · 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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Buildings
1
Lot
2.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BL-1
Jurisdiction
Worcester, MA
Recorded code
BL-1
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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