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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
130 Millbury St Worcester, MA 01610-2823
Entity Owned
5-yr Hold
Property ID
US38-2358637
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
7,667 SF
Lot
0.18 ac (7,724 SF)
Zoning code
BG-3
APN
WORC M:05 B:021 L:00026
UPID
US38-2358637
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
-
Tough Love Massage 2 Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$695k
Blend (final)
Blend
$645k
Owner & transaction history
A&h RT LLC · 5 yrs held
A&h RT LLC
since 2020
Last sale
$600,000
3 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$970,000
+40.8%
Office building
$955,000
+39.2%
Apartment house (5+ units)
$920,000
+33.9%
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
$715,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$970,000
Change: +41% · Conversion: Difficult
OFFICE BUILDING
$955,000
Change: +39% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$920,000
Change: +34% · Conversion: Moderate
WAREHOUSE, STORAGE
$770,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $600k (Oct 22 2020)
Last sale anchor
$600k
Oct 22 2020
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
$84 / 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
$720,500
Assessed 2024
Previous assessed
$797,300
-9.6% YoY
Assessed land
$181,400
Assessed improvement
$539,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
4
Total area
7,667 SF
Lot
0.18 ac (7,724 SF)
Zoning code
BG-3
APN
WORC M:05 B:021 L:00026
UPID
US38-2358637
Jurisdiction
WORCESTER
Zoning & alternative use
BG-3 · Worcester, MA
Zoning BG-3 · permitted uses
BG-3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$970,000
OFFICE BUILDING
Est. value
$955,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$920,000
WAREHOUSE, STORAGE
Est. value
$770,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1920
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
4
Lot
0.18 ac
Current owner
From public records · entity-resolved
A&h RT LLC
Entity
Mailing address
445 CONCORD ST, HOLLISTON, MA 01746-1317
Ownership since
2020
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
Oct 22, 2020
$600,000
A&h RT LLC
James Rector
Quit Claim Arm's Length For Ne States
$420,000 · Salem Five Cents Savings Bank
Feb 25, 2019
$500,000
James Rector
Hynes Realty INC
Quit Claim Arm's Length For Ne States
$375,000 · Fidelity Cooperative Bank
Sep 16, 2005
$1
Hynes Rlty INC
Hynes,james J JR
Grant Deed
related
—
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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