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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Day care centers
18 Oxford St Worcester, MA 01609-2070
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1871646
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1935
Construction
FRAME
Total area
3,119 SF
Lot
0.21 ac (8,953 SF)
Zoning code
RG-5
APN
WORC M:03 B:022 L:00015
UPID
US38-1871646
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
-
Autism Allies Crisis Center Medical Clinic
-
Apple-A-Day Care Center High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$580k
Owner & transaction history
Gsd Holdings LLC · 5 yrs held
Gsd Holdings LLC
since 2021
Last sale
$630,000
7 recorded transactions
Zoning & alternative use
RG-5 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
Zone name
General Residential 5000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
2,659.33 ac
Source
Realmo
Top alternative use upside
Medical building
$385,000
+26.1%
Auto repair, garage
$355,000
+16.7%
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
$510,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$385,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$355,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $630k (Apr 30 2021)
Last sale anchor
$630k
Apr 30 2021
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
$186 / 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
$4,487
Tax year 2024
Assessed value
$326,300
Assessed 2024
Previous assessed
$326,300
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$133,700
Assessed improvement
$192,600
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
1935
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
12
Bathrooms
3
Total area
3,119 SF
Lot
0.21 ac (8,953 SF)
Zoning code
RG-5
APN
WORC M:03 B:022 L:00015
UPID
US38-1871646
Jurisdiction
WORCESTER
Zoning & alternative use
RG-5 · Worcester, MAZoning RG-5 · permitted uses
RG-5 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
Zone name
General Residential 5000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
2,659.33 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$385,000
AUTO REPAIR, GARAGE
Est. value
$355,000
MEDICAL 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
1935
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
12
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Gsd Holdings LLC
Entity
Mailing address
560 BOSTON TPKE, SHREWSBURY, MA 01545-5970
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2021
$630,000
Gsd Holdings LLC
18&24 Oxford Street LLC
Quit Claim Arm's Length For Ne States
$503,920 · Td Bank NA
Mar 25, 2005
$1
18-24 Oxford St LLC
18 Oxford St T
Grant Deed
—
Aug 19, 1994
—
Central Mass Concrete
—
Deed Of Trust
related
$2,400,000 · Fleet National Bank
Oct 9, 1991
—
18 Oxford Street Tr
—
Deed Of Trust
related
$70,000 · Albert Haddad
Oct 17, 1989
$140,000
Central Mass Concrete
Sorenson,wendell
Grant Deed
—
Aug 1, 1989
$100,000
18 Oxford St Tr
Haddad,albert
Grant Deed
—
Aug 1, 1989
—
18 Oxford St Tr
—
Deed Of Trust
related
$100,000 · Country 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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