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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Specialty properties
123 Harrington Way, Worcester, MA 01604-1819
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0778943
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,764 SF
Lot
1.34 ac (58,370 SF)
Zoning code
RS-7
APN
WORC M:19 B:29A L:0001A
UPID
US38-0778943
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
-
Seven Hills Foundation Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$852k
Blend (final)
Blend
$775k
Owner & transaction history
7 Hills Aspire INC · 8 yrs held
7 Hills Aspire INC
since 2017
1 recorded transaction
Zoning & alternative use
RS-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+104.6%
Auto repair, garage
$985,000
+68.2%
Retail stores
$840,000
+43.7%
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$585,000
Current use
RESTAURANT
$1,200,000
Change: +105% · Conversion: Difficult
AUTO REPAIR, GARAGE
$985,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$840,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$725,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$720,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$690,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$640,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$134 / 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
Assessed value
$1,265,600
Assessed 2024
Previous assessed
$1,010,500
+25.2% YoY
Assessed land
$776,300
Assessed improvement
$489,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
2
Total area
5,764 SF
Lot
1.34 ac (58,370 SF)
Zoning code
RS-7
APN
WORC M:19 B:29A L:0001A
UPID
US38-0778943
Jurisdiction
WORCESTER
Zoning & alternative use
RS-7 · Worcester, MA
Zoning RS-7 · permitted uses
RS-7 · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$585,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$985,000
RETAIL STORES
Est. value
$840,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$725,000
OFFICE BUILDING
Est. value
$720,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$640,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Stories
2
Buildings
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
7 Hills Aspire INC
Entity
Mailing address
81 HOPE AVE, WORCESTER, MA 01603-2212
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2017
—
7 Hills Aspire INC
—
Deed
related
$20,000,000 · Td Bank NA
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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