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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Super regional malls
198 Worcester St, North Grafton, MA 01536-1578
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0401098
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1980
Total area
9,491 SF
Lot
1.19 ac (51,836 SF)
Zoning code
CB
APN
GRAF M:0026 B:0000 L:0081.0
UPID
US38-0401098
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
$1.60M
Blend (final)
Blend
$1.21M
Owner & transaction history
Sargon Realty LLC · 11 yrs held
Sargon Realty LLC
since 2015
7 recorded transactions
Zoning & alternative use
CB · North Grafton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+49.4%
Retail stores
$1.5M
+24.3%
Auto repair, garage
$1.5M
+21.6%
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 North Grafton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Grafton 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
NEIGHBORHOOD: SHOPPING CENTER
$1,200,000
Current use
RESTAURANT
$1,790,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$1,490,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,455,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$1,290,000
Change: +8% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,140,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,045,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±10%
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
$127 / 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
$18,503
Tax year 2024
Assessed value
$1,293,000
Assessed 2024
Previous assessed
$1,150,600
+12.4% YoY
Effective rate
1.43%
On assessed value
Assessed land
$312,400
Assessed improvement
$980,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Total area
9,491 SF
Lot
1.19 ac (51,836 SF)
Zoning code
CB
APN
GRAF M:0026 B:0000 L:0081.0
UPID
US38-0401098
Jurisdiction
GRAFTON
Zoning & alternative use
CB · North Grafton, MA
Zoning CB · permitted uses
CB · North Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Grafton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1980
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Lot
1.19 ac
Current owner
From public records · entity-resolved
Sargon Realty LLC
Entity
Mailing address
58 BRIGHAM HL RD, GRAFTON, MA 01519-1135
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2015
$900,000
Sargon Realty LLC
Peoples United Bank NA
Quit Claim Deed
—
Dec 11, 2013
$1,200,000
Peoples United Bank
Allen,joseph & Patricia
Deed In Lieu Of Foreclosure
related
—
Jun 21, 2005
—
Joseph Allen
—
Deed Of Trust
related
$1,550,000 · Bank Of Western Massachusetts
Nov 24, 2004
—
Joseph J Allen
—
Deed Of Trust
related
$400,000 · Bank Of Western Massachusetts
Nov 19, 2003
—
Joseph Allen
—
Deed Of Trust
related
$150,000 · Country Bank
Aug 3, 2001
—
Joseph Allen
—
Deed Of Trust
related
$600,000 · Country Bank
Oct 3, 2000
—
Joseph Allen
—
Deed Of Trust
related
$100,000 · Country Bank
Dec 10, 1999
—
Joseph Allen
—
Deed Of Trust
related
$450,000 · Country Bank
Nov 7, 1997
$700,000
Joseph Allen
Mason,francis J
Grant Deed
$400,000 · Zenon Grzybowski
Dec 5, 1995
—
Francis J Mason
—
Deed Of Trust
related
$75,000 · Webster Coop Bank
May 20, 1994
—
Francis Mason
—
Deed Of Trust
related
$50,000 · Webster Coop Bank
Dec 31, 1991
—
Francis Mason
—
Deed Of Trust
related
$225,000 · Webster Coop Bank
Jan 13, 1987
—
Francis J Mason
—
Deed Of Trust
related
$150,000 · Millbury National Bank
—
—
Sargon Realty LLC
—
Deed Of Trust
related
$124,000 · Homefield Cu
—
—
Sargon Realty LLC
—
Deed Of Trust
related
$776,000 · Homefield Cu
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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