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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Investment properties
1394 Main St Worcester, MA 01603-1577
Entity Owned
14-yr Hold
Property ID
US38-2013700
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1893
Construction
FRAME
Total area
4,323 SF
Lot
0.27 ac (11,924 SF)
Zoning code
BL-1
APN
WORC M:15 B:008 L:0003C
UPID
US38-2013700
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
-
Livia's Dish Restaurant Cafe & Coffee Shop
-
Sir Brunch Restaurant Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$581k
Blend (final)
Blend
$530k
Owner & transaction history
A&l Realty LLC · 14 yrs held
A&l Realty LLC
since 2012
6 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$740,000
+55.4%
Retail stores
$630,000
+32.8%
Neighborhood: shopping center
$545,000
+14.8%
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
COMMERCIAL (GENERAL)
$475,000
Current use
AUTO REPAIR, GARAGE
$740,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$630,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$545,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$540,000
Change: +13% · Conversion: Easy
WAREHOUSE, STORAGE
$435,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$123 / 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
$554,300
Assessed 2024
Previous assessed
$555,400
-0.2% YoY
Assessed land
$134,300
Assessed improvement
$420,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1893
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Total area
4,323 SF
Lot
0.27 ac (11,924 SF)
Zoning code
BL-1
APN
WORC M:15 B:008 L:0003C
UPID
US38-2013700
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
COMMERCIAL (GENERAL) Current
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$740,000
RETAIL STORES
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$545,000
OFFICE BUILDING
Est. value
$540,000
WAREHOUSE, STORAGE
Est. value
$435,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1893
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Lot
0.27 ac
Current owner
From public records · entity-resolved
A&l Realty LLC
Entity
Mailing address
136 BREWER ST, NORTHBOROUGH, MA 01532-1227
Ownership since
2012
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
Jun 28, 2012
$350,000
A&l Realty LLC
Joseph Nguyen
Quit Claim Arm's Length For Ne States
$243,750 · Td Bank NA
May 16, 2008
$305,000
Joseph H Nguyen
Tran,nam H
Grant Deed
$248,000 · Zions First National Bank
Sep 14, 2005
—
Nam H Tran
—
Deed Of Trust
related
$198,000 · Delta Funding
Jun 19, 1998
—
Nam Tran
—
Deed Of Trust
related
$45,000 · Bay State Savings Bank
Sep 12, 1997
$110,000
Nam H Tran
Martel,eugene R
Grant Deed
$124,600 · Norwest Mortgage INC
May 18, 1992
—
Eugene R Martel
—
Deed Of Trust
related
$100,000 · Barre Savings 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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