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Property profile & analytics
OFF-MARKET
Estimated value
$4,900,000
Super regional malls
120 Stafford St Worcester, MA 01603-1457
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0136009
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
d'Oliveira & Associates, p.c. Law Firm
-
Flower Stop (Bike/Boat/Book/etc) Store Florist
-
Houston Floral Deisgns (Bike/Boat/Book/etc) Store Florist
-
Aaron's Rent To Own Furniture & Home Goods Home Decor Store
-
Mark F. Scott, OD Physician
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
120s LLC · 13 yrs held
120s LLC
since 2012
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.1M
+35.4%
Retail stores
$6.9M
+15.7%
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
NEIGHBORHOOD: SHOPPING CENTER
$5,945,000
Current use
AUTO REPAIR, GARAGE
$8,050,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$6,880,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$5,875,000
Change: -1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,650,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,180,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$4.90M
Range $4.41M – $5.39M · ±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
$104 / 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
$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
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
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, MA
Zoning BL-1 · permitted uses
BL-1 · 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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$8.1M
RETAIL STORES
Est. value
$6.9M
OFFICE BUILDING
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Buildings
1
Lot
2.29 ac
Current owner
From public records · entity-resolved
120s LLC
Entity
Mailing address
43 HARVARD ST, WORCESTER, MA 01609-2836
Ownership since
2012
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
Dec 18, 2012
$3,550,000
120s LLC
120 Stafford Street LP
Grant Deed
$2,500,000 · Spencer Savings Bank Sla
Apr 18, 2003
—
120 Stafford St. LP
—
Deed Of Trust
related
$1,907,000 · Webster Five Cents Sav Bank
Nov 15, 1996
—
Jmb RT
—
Deed Of Trust
related
$1,600,000 · Midland Loan Services
Jun 28, 1990
$2,616,000
Srt Ltd Partnership
M J Casa Dev Tr
Grant Deed
—
Jun 14, 1989
—
M J Casa Dev Tr
—
Deed Of Trust
related
$100,000 · Zwi Kohorn
May 23, 1988
$5,000
N S Remmer
Stafford Rlty Tr
Grant Deed
—
Jan 14, 1988
—
M J Casa Dev Tr
—
Deed Of Trust
related
$2,100,000 · Shawmut Worc Cnty Bk
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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