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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Super regional malls
1280 Grafton St Worcester, MA 01604-2661
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0905995
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,860 SF
Lot
0.77 ac (33,625 SF)
Zoning code
BL-1
APN
WORC M:34 B:031 L:0004B
UPID
US38-0905995
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
-
ākra Eatery Restaurant
-
Diana's Family Hair & Nail Salon Hair Salon Nail Salon
-
Accra Girls Restaurant Restaurant
-
J M Environmental Corporation Environmental Consultant
-
Professional Transportation Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$870k
Owner & transaction history
Kyrillos Realty LLC · 11 yrs held
Kyrillos Realty LLC
since 2014
6 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+64.8%
Auto repair, garage
$1.2M
+35.4%
Retail stores
$1.0M
+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
$865,000
Current use
RESTAURANT
$1,425,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$855,000
Change: -1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$825,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$760,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$870k
Range $783k – $957k · ±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
$127 / 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
$23,458
Tax year 2024
Assessed value
$780,900
Assessed 2024
Previous assessed
$751,900
+3.9% YoY
Effective rate
3.00%
On assessed value
Assessed land
$485,800
Assessed improvement
$295,100
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
6,860 SF
Lot
0.77 ac (33,625 SF)
Zoning code
BL-1
APN
WORC M:34 B:031 L:0004B
UPID
US38-0905995
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
$865,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING
Est. value
$855,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$825,000
COMMERCIAL (GENERAL)
Est. value
$760,000
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Kyrillos Realty LLC
Entity
Mailing address
243 W MAIN ST, HOPKINTON, MA 01748-2110
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2026
—
Kyrillos Realty LLC
—
Deed
related
$1,300,000 · Cornerstone Bank
Sep 30, 2014
$880,000
Kyrillos Realty LLC
George P Moore
Quit Claim Arm's Length For Ne States
$660,000 · Milford Natl Bk & Tr
Aug 3, 1995
—
George P Moore
—
Deed Of Trust
related
$110,000 · Zwi Kohorn
May 31, 1989
—
George Moore
—
Deed Of Trust
related
$560,000 · Mechanics Bank
Feb 6, 1989
—
Blithewood RT
—
Deed Of Trust
related
$60,000 · Mechanics Bank
Aug 17, 1988
—
Blithewood Rlty Tr
—
Deed Of Trust
related
$100,000 · Mechanics Bank
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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