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Property profile & analytics
OFF-MARKET
Commercial land
167 Pleasant St Worcester, MA 01609-2039
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0734712
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.22 ac (9,513 SF)
Zoning code
BG-3
APN
WORC M:03 B:028 L:17+23
UPID
US38-0734712
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hilltop Grou P Hldg LLC · 5 yrs held
Hilltop Grou P Hldg LLC
since 2021
Last sale
$179,000
7 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,500
Tax year 2024
Assessed value
$183,100
Assessed 2024
Previous assessed
$159,200
+15.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$183,100
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.22 ac (9,513 SF)
Zoning code
BG-3
APN
WORC M:03 B:028 L:17+23
UPID
US38-0734712
Jurisdiction
WORCESTER
Zoning & alternative use
BG-3 · Worcester, MAZoning BG-3 · permitted uses
BG-3 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
Hilltop Grou P Hldg LLC
Entity
Mailing address
1 KELLEY SQ, WORCESTER, MA 01610-2754
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2021
—
Hilltop Grp Hldg LLC
—
Deed
related
$115,000 · Cornerstone Bank
Feb 16, 2021
$179,000
Hilltop Grou P Hldg LLC
S L RT
Quit Claim Arm's Length For Ne States
—
Apr 30, 2014
$90,000
S RT
Yang,xiaonong & Sean X
Quit Claim Deed
—
Feb 14, 2005
$760,000
Xiaonong Yang
Won,david S
Grant Deed
$570,000 · Greenpoint Mortgage Funding
Jan 26, 2005
$1
David S Won
167 Pleasant Street LLP
Grant Deed
—
Oct 8, 2002
—
David S Won
—
Deed Of Trust
related
$416,150 · Equity One INC
Apr 4, 2001
—
David S Won
—
Deed Of Trust
related
$387,600 · Equity One INC
Nov 17, 1999
—
David S Won
—
Deed Of Trust
related
$331,500 · Equity One INC
Nov 16, 1999
—
David S Won
—
Deed Of Trust
related
$40,000 · Saleh Armian
Jan 2, 1998
$325,000
David S Won
Armian,mehdi
Grant Deed
$305,000 · Zenon Grzybowski
May 3, 1993
$580,000
Saleh Armian
Armian,mehdi
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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