Entity Owned Property summary
AI-generated overview
This exceptional 1.5-acre industrial property in Worcester, Massachusetts, presents a unique redevelopment opportunity. Located at 14 Putnam Ln, 01604, this site boasts a 13,500 square foot flex space building, built in 1965, featuring 12 loading docks and 11 dock-high doors. The building offers ceiling heights ranging from 12 to 18 feet, providing ample versatility for various uses. The asking price is $2,500,000, translating to $185.19 per square foot. Its prime location on Shrewsbury Street, Worcester's main dining destination, offers unparalleled walkability to Union Station and numerous restaurants. The site's zoning and potential allow for the development of approximately ninety residential units, based on comparable projects in the area. This makes it an attractive investment for developers seeking a high-amenity location within a thriving 200,000-person city. The existing flex space is suitable for a brewery, creative office, or maker space, offering immediate income potential while redevelopment plans are underway. This property represents a rare blend of immediate usability and significant long-term development potential in a highly desirable urban setting.
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,806 SF
Lot
0.93 ac (40,490 SF)
Zoning code
MG-2
APN
WORC M:16 B:029 L:00011
UPID
US38-1711579
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$729k
Blend (final)
Blend
$1.01M
Owner & transaction history
since 2024
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
MG-2 · Worcester, MA
Top alternative use upside
Restaurant
$1.6M
+87.7%
Auto repair, garage
$1.3M
+54.2%
Retail stores
$1.1M
+31.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
8 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.01M
Value range
$909k – $1.11M
±10% around blend
Estimated value / SF
$129 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
90
$909k
blend $1.01M
$1.11M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,806 SF
Lot area
0.93 ac
Year built
1965
Stories
1
APN
WORC M:16 B:029 L:00011
Zoning
MG-2
Assessed value
$676,100
Annual tax
$20,310
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.94M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.2 mi away · 7,823 SF
0.4 mi away · 6,736 SF
1.0 mi away · 5,683 SF
1.3 mi away · 6,998 SF
1.5 mi away · 6,056 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$111
+17%
Submarket 212 sales
$110
+18%
County 740 sales
$110
+18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $129/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+88%
vs current-use indication
Auto Repair, Garage
Retail Stores
Neighborhood: Shopping Center
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.01M
Move the market yield to see immediate price impact.
Value / SF
$130
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$64k
$1.28M
$911k
$708k
$71k
$1.42M
$1.01M
$787k
$78k
$1.56M
$1.11M
$866k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$3.60M
0.2 mi · Feb 2026 · $460/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$20,310
Tax year 2024
Assessed value
$676,100
Assessed 2024
Previous assessed
$624,800
+8.2% YoY
Effective rate
3.00%
On assessed value
Assessed land
$384,200
Assessed improvement
$291,900
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
7,806 SF
Lot
0.93 ac (40,490 SF)
Zoning code
MG-2
APN
WORC M:16 B:029 L:00011
UPID
US38-1711579
Jurisdiction
WORCESTER
Zoning & alternative use
MG-2 · Worcester, MAZoning MG-2 · permitted uses
MG-2 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
0.93 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MG-2
Jurisdiction
Worcester, MA
Recorded code
MG-2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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