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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Day care centers
1369 Grafton St Worcester, MA 01604-2737
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1178112
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,243 SF
Lot
1.22 ac (53,143 SF)
Zoning code
BL-1
APN
WORC M:41 B:027 L:59+60
UPID
US38-1178112
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
-
Susan Hardy Geriatric Care Provider
-
Petra Kajla Physician
-
The Haven Detox New England Medical Clinic
-
Jeff Johnson Fences General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$855k
Owner & transaction history
Amsn LLC · 3 yrs held
Amsn LLC
since 2022
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+13.0%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,195,000
Current use
RESTAURANT
$1,350,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$1,140,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,095,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$70 / 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
$50,425
Tax year 2024
Assessed value
$1,678,600
Assessed 2024
Previous assessed
$1,678,600
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$751,700
Assessed improvement
$926,900
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Units
1
Rooms
2
Bathrooms
1
Total area
12,243 SF
Lot
1.22 ac (53,143 SF)
Zoning code
BL-1
APN
WORC M:41 B:027 L:59+60
UPID
US38-1178112
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Units
1
Rooms
2
Bathrooms
1
Lot
1.22 ac
Current owner
From public records · entity-resolved
Amsn LLC
Entity
Free & Clear · 3 yrs held
Mailing address
96 MIDDLESEX AVE, WORCESTER, MA 01604-1969
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2023
—
Amsn LLC
—
Deed
related
$800,000 · Cornerstone Bank
Oct 27, 2022
—
Amsn LLC
Lgn LLC
Quit Claim Deed
related
—
Sep 27, 2013
—
Amsn LLC
—
Deed Of Trust
related
$200,000 · Spencer Savings Bank Sla
Sep 30, 2008
$1
Lgn LLC
Tgl INC
Grant Deed
—
Aug 7, 2008
$1
Amsn LLC
Tgl INC
Grant Deed
—
Mar 24, 2008
$1
Lgn LLC
Tgl INC
Grant Deed
—
Mar 24, 2008
—
Tgl INC
—
Deed Of Trust
related
$275,000 · Commonwealth National 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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