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Property profile & analytics
OFF-MARKET
Estimated value
$42,580,000
Warehouses
125 Goddard Memorial Dr, Worcester, MA 01603-1233
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0768109
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1983
Construction
CONCRETE
Total area
176,000 SF
Lot
19.52 ac (850,291 SF)
Zoning code
RL-7
APN
WORC M:56 B:010 L:00A+B
UPID
US38-0768109
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
-
Amazon Fulfillment Center DTB2 Warehouse & Storage
-
Flywearguru Factory Textile Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$38.28M
Comparable Approach
Comparable
$28.46M
Blend (final)
Blend
$42.58M
Owner & transaction history
Tfg Goddard Mem Dr Prop · 4 yrs held
Tfg Goddard Mem Dr Prop
since 2021
Last sale
$52.0M
3 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$36.6M
+107.3%
Auto repair, garage
$30.1M
+70.4%
Retail stores
$25.7M
+45.6%
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
$42,170,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$41,470,000
6.5%
$38,280,000
7%
$35,545,000
Alternative Use
Use
Estimation
RESTAURANT
$36,610,000
Change: +107% · Conversion: Difficult
AUTO REPAIR, GARAGE
$30,080,000
Change: +70% · Conversion: Easy
RETAIL STORES
$25,710,000
Change: +46% · Conversion: Moderate
Blend value · Realmo final
$42.58M
Range $38.32M – $46.84M · ±10% · vs last sale $52.00M (Dec 23 2021)
Last sale anchor
$52.00M
Dec 23 2021
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
$242 / 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
$484,903
Tax year 2024
Assessed value
$16,141,900
Assessed 2024
Previous assessed
$13,274,000
+21.6% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,253,900
Assessed improvement
$14,888,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
176,000 SF
Lot
19.52 ac (850,291 SF)
Zoning code
RL-7
APN
WORC M:56 B:010 L:00A+B
UPID
US38-0768109
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MA
Zoning 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
Worcester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$36.6M
AUTO REPAIR, GARAGE
Est. value
$30.1M
RETAIL STORES
Est. value
$25.7M
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1983
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
19.52 ac
Current owner
From public records · entity-resolved
Tfg Goddard Mem Dr Prop
Individual
Mailing address
60 STATE ST, BOSTON, MA 02109-1800
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2021
$52,000,000
Tfg Goddard Mem Dr Prop
Goddard Mem Dr Owner LLC
Quit Claim Arm's Length For Ne States
$33,800,000 · Leader Bank NA
Sep 15, 2020
$7,200,000
Goddard Memeorial Dr Ownr
Te Connectivity Corp
Quit Claim Arm's Length For Ne States
$15,598,289 · Cambridge Savings Bank
Mar 4, 1996
$8,000,000
Madison Cable Corp
Airport Realty Co
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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