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    184 Boylston St West Boylston, MA 01583-1756
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    Property profile & analytics

    184 Boylston St West Boylston, MA 01583-1756

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    • Commercial real estate
    • 102,067 SF
    • 24.17 lot acres
    Off-Market
    Property ID
    US38-1201031
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $6,870,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 184 Boylston St

    Year built
    1990
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    24.17 lot acres
    Property size
    102,067 SF
    Property type
    Commercial real estate
    APN
    WBOY M:0158 B:0001 L:0000
    APU
    WBOYM0158B0001L0000

    Description

    Wachusett Plaza, located at 184 West Boylston St in West Boylston, MA, offers a prime 1,500 square foot executive office suite within a larger 102,096 square foot building. This Class B property sits on a 19.17-acre lot and boasts a diverse tenant mix including Planet Fitness, ABL Dance Gymnastics, CMSC Driving School, Elegant Nails and Spa, and Froze Zone, ensuring high foot traffic and visibility. The building features ample parking with 650 spaces (a ratio of 6 per 1,000 square feet). The property is zoned BUS and located in Worcester County, offering excellent access to major transportation routes. Minutes from Routes 190 and 290, the Mass Pike, and downtown Worcester, this location provides easy commuting for employees and clients, and is only 45 minutes from Boston. This is a unique opportunity to establish or expand your business in a thriving commercial center. The building is multi-tenant, offering a vibrant and collaborative environment. This available space presents a chance to benefit from the established success of the existing tenants and the high volume of traffic generated by the plaza's diverse offerings. The property's size and amenities make it ideal for a variety of businesses seeking a prominent location with excellent accessibility.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $6,470,000
      Market price range: $6.47M - $17.5M
      AI Estimate
      $5,691,000
      Market price range: $4.58M - $14.7M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $11,235,000
      Current use
      WAREHOUSE, STORAGE
      $10,240,000
      Change: -9% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    West Boylston
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.7883
    Latitude
    42.351
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $125,558
    $775,000
    $7,720,100
    $8,495,100
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      134.91 Acres

      187 Prospect St

      COMMERCIAL (GENERAL) • 134.91 Acres
      187 Prospect St, West Boylston, MA 01583-1315
      View Details
    • Value Estimation by Request
      4,227 SF

      287 Boylston St

      SHOW ROOM, WAREHOUSE • 4,227 SF
      287 Boylston St, West Boylston, MA 01583-2369
      View Details
    • Value Estimation by Request
      3,582 SF

      Chapman Ave

      SHOW ROOM, WAREHOUSE • 3,582 SF
      Chapman Ave, West Boylston, MA 01583
      View Details
    • Value Estimation
      $2,615,000
      4.54 Acres

      76 Boylston St

      COMMERCIAL (GENERAL) • 4.54 Acres
      76 Boylston St, West Boylston, MA 01583
      View Details
    • Value Estimation by Request
      46.70 Acres

      218 Prospect St

      COMMERCIAL (GENERAL) • 46.70 Acres
      218 Prospect St, West Boylston, MA 01583-1318
      View Details
    • Value Estimation by Request
      2,412 SF

      47 Prospect St

      SHOW ROOM, WAREHOUSE • 2,412 SF
      47 Prospect St, West Boylston, MA 01583-1301
      View Details

    Similar Nearby for Sale

    • $875,000
      15,977 SF

      Redevelopment Opportunity in West Boylston

      Redevelopment opportunity with approvals for a 24-unit multifamily project.
      342 West Boylston St, West Boylston, MA 01583
      View Details
    • Contact for pricing
      6,200 SF

      West Boylston Redevelopment Opportunity

      Two buildings on 1 acre, ideal for redevelopment.
      171 W Boylston St, West Boylston, MA 01583
      View Details
    • $349,900
      6.70 Acres

      West Boylston 6.7 Acre Lot

      6.7 acre lot in prime location, easy commute.
      92 Laurel St, West Boylston, MA 01583
      View Details
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    184 Boylston St
    West Boylston, MA 01583-1756
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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