New search
Property profile & analytics
OFF-MARKET
Estimated value
$19,910,000
Showrooms
1st Tobias Boland Way, Worcester, MA 01607-2103
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1771859
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
133,482 SF
Lot
15.8 ac (688,248 SF)
Zoning code
BG-2
APN
WORC M:31 B:022 L:00002
UPID
US38-1771859
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
$27.73M
Comparable Approach
Comparable
$19.08M
Blend (final)
Blend
$19.91M
Owner & transaction history
R K Worcester Crossing · 12 yrs held
R K Worcester Crossing
since 2014
4 recorded transactions
Zoning & alternative use
BG-2 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$27.8M
+89.1%
Auto repair, garage
$22.8M
+55.4%
Retail stores
$19.5M
+32.8%
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%
$30,035,000
6.5%
$27,725,000
7%
$25,745,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$14,680,000
Current use
RESTAURANT
$27,765,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,815,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$19,500,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$16,845,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$16,645,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$16,015,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$13,390,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$19.91M
Range $17.92M – $21.90M · ±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
$149 / 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
$516,928
Tax year 2024
Assessed value
$17,208,000
Assessed 2024
Previous assessed
$14,204,200
+21.1% YoY
Effective rate
3.00%
On assessed value
Assessed land
$5,447,300
Assessed improvement
$11,760,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Total area
133,482 SF
Lot
15.8 ac (688,248 SF)
Zoning code
BG-2
APN
WORC M:31 B:022 L:00002
UPID
US38-1771859
Jurisdiction
WORCESTER
Zoning & alternative use
BG-2 · Worcester, MA
Zoning BG-2 · permitted uses
BG-2 · 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
$14.7M
RESTAURANT
Est. value
$27.8M
AUTO REPAIR, GARAGE
Est. value
$22.8M
RETAIL STORES
Est. value
$19.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.8M
OFFICE BUILDING
Est. value
$16.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.0M
WAREHOUSE, STORAGE
Est. value
$13.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Lot
15.8 ac
Current owner
From public records · entity-resolved
R K Worcester Crossing
Individual
Mailing address
PO BOX 8050, BENTONVILLE, AR 72712-8055
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2019
—
K Worcester Crossing R
—
Grant Deed
related
$37,000,000 · Bank Of America
Oct 2, 2019
—
Worcester Crossing Rk
—
Grant Deed
related
$10,500,000 · Bank Of America
Jun 26, 2014
$18,000,000
R K Worcester Crossing
Madison South Holdings
Quit Claim Deed
—
Aug 23, 1989
—
Liberty Sc Trust
—
Deed Of Trust
related
$1,600,000 · Baybank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1st Tobias Boland Way?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
