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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Investment properties
152 Russell St Worcester, MA 01609-1910
Entity Owned
Property ID
US38-0419480
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
4,251 SF
Lot
0.17 ac (7,438 SF)
Zoning code
RL-7
APN
WORC M:02 B:041 L:00060
UPID
US38-0419480
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
-
Forgues Eyecare Physician
-
MATTHEW FORGUES, O.D. Physician
-
Mark J. Forgues Jr, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$494k
Blend (final)
Blend
$515k
Owner & transaction history
Cmkg Investments LLC
Cmkg Investments LLC
since 2026
Last sale
$625,000
3 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$725,000
+40.7%
Retail stores
$620,000
+20.3%
Neighborhood: shopping center
$535,000
+3.9%
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
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)
$515,000
Current use
AUTO REPAIR, GARAGE
$725,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$620,000
Change: +20% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$535,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$530,000
Change: +3% · Conversion: Easy
WAREHOUSE, STORAGE
$425,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $625k (Feb 9 2026)
Last sale anchor
$625k
Feb 9 2026
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
$121 / 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
$404,200
Assessed 2024
Previous assessed
$485,800
-16.8% YoY
Assessed land
$88,300
Assessed improvement
$315,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Total area
4,251 SF
Lot
0.17 ac (7,438 SF)
Zoning code
RL-7
APN
WORC M:02 B:041 L:00060
UPID
US38-0419480
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MA
Zoning RL-7 · permitted uses
RL-7 · 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
$515,000
AUTO REPAIR, GARAGE
Est. value
$725,000
RETAIL STORES
Est. value
$620,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$535,000
OFFICE BUILDING
Est. value
$530,000
WAREHOUSE, STORAGE
Est. value
$425,000
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
1930
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
Cmkg Investments LLC
Entity
Mailing address
152 RUSSELL ST, WORCESTER, MA 01609-1910
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
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
Feb 9, 2026
$625,000
Cmkg Investments LLC
Mark J Forgues
Deed
—
Nov 12, 2010
—
Mark J Forgues JR.
—
Deed Of Trust
related
$100,000 · Avidia Bank
Aug 25, 1999
—
Mark J Forgues JR.
—
Deed Of Trust
related
$100,000 · Bankboston Development Co LLC
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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