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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Office buildings
1331 Grafton St Worcester, MA 01604-2703
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0705552
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,300 SF
Lot
1.6 ac (69,696 SF)
Zoning code
BL-1
APN
WORC M:41 B:027 L:00082
UPID
US38-0705552
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
-
Davis Advertising Advertising Agency Marketing & Advertising
-
Worcester Bravehearts Corporate Office Gym & Fitness Center Sports School
-
Masis Staffing Solutions - Corporate Headquarters Employment Agency
-
Community Bank Marketing Solutions Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.98M
Owner & transaction history
1331 Grafton Street LLC · 5 yrs held
1331 Grafton Street LLC
since 2021
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+66.8%
Auto repair, garage
$2.3M
+37.1%
Retail stores
$1.9M
+17.2%
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
$1,650,000
ML approach
$1,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,660,000
Current use
RESTAURANT
$2,765,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,275,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$1,945,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,680,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,595,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,475,000
Change: -11% · Conversion: Easy
WAREHOUSE, STORAGE
$1,335,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±10% · vs last sale $2.04M (Jan 20 2021)
Last sale anchor
$2.04M
Jan 20 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
$148 / 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
$55,820
Tax year 2024
Assessed value
$1,858,200
Assessed 2024
Previous assessed
$1,922,600
-3.3% YoY
Effective rate
3.00%
On assessed value
Assessed land
$928,700
Assessed improvement
$929,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Total area
13,300 SF
Lot
1.6 ac (69,696 SF)
Zoning code
BL-1
APN
WORC M:41 B:027 L:00082
UPID
US38-0705552
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
OFFICE BUILDING Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
1331 Grafton Street LLC
Entity
Mailing address
1331 GRAFTON ST, WORCESTER, MA 01604-2703
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2025
—
1331 Grafton Street LLC
—
Deed
related
$500,000 · Avidia Bank
Jan 20, 2021
$2,037,500
1331 Grafton Street LLC
Dbm Realty LLC
Quit Claim Arm's Length For Ne States
$1,528,125 · Avidia Bank
Apr 4, 2011
$1,350,000
Dbm Realty LLC
Wells,kevin L
Grant Deed
—
Mar 30, 1992
$395,000
Kevin Wells
Gonzalez,emilio O
Grant Deed
—
Jun 30, 1989
—
Emilio Gonzalez
—
Deed Of Trust
related
$600,000 · Westborough Savings
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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