Entity Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,432 SF
Lot
0.14 ac (5,956 SF)
Zoning code
BG-4
APN
WORC M:05 B:004 L:03+04
UPID
US38-0472791
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.60M
CAP Approach
CAP
$3.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.02M
Owner & transaction history
since 2021
Last sale
$3.2M
3 recorded transactions
Zoning & alternative use
BG-4 · Worcester, MA
Top alternative use upside
Restaurant
$3.6M
+89.1%
Auto repair, garage
$3.0M
+55.4%
Retail stores
$2.5M
+32.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.02M
Value range
$2.71M – $3.32M
±10% around blend
Estimated value / SF
$173 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
$2.71M
blend $3.02M
$3.32M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
17,432 SF
Lot area
0.14 ac
Year built
1950
Stories
2
APN
WORC M:05 B:004 L:03+04
Zoning
BG-4
Assessed value
$304,500
Annual tax
$9,147
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.62M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.92M
@ 6.5% CAP return
$3.62M
@ 7% CAP return
$3.36M
4
Sales comparison
Partial preview
Sales approach indication
$2.03M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.1 mi away · 13,376 SF
22.3 mi away · 18,858 SF
22.4 mi away · 13,017 SF
23.4 mi away · 12,349 SF
24.2 mi away · 21,338 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 212 sales
$110
+57%
County 740 sales
$110
+57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $173/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+89%
vs current-use indication
Auto Repair, Garage
Retail Stores
Neighborhood: Shopping Center
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.20%
Implied, in-place cap rate for this commercial land
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.20%
9.0%
NOI (est.)
$221k *
Last sale · Dec 2021
$3.15M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.40M
Move the market yield to see immediate price impact.
Value / SF
$137
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.70%9.20%9.70%
$198k
$2.28M
$2.16M
$2.05M
$221k
$2.53M
$2.40M
$2.27M
$243k
$2.79M
$2.64M
$2.50M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$2.35M
6.5 mi · Nov 2025 · $131/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,147
Tax year 2024
Assessed value
$304,500
Assessed 2024
Previous assessed
$264,700
+15.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$304,500
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Stories
2
Total area
17,432 SF
Lot
0.14 ac (5,956 SF)
Zoning code
BG-4
APN
WORC M:05 B:004 L:03+04
UPID
US38-0472791
Jurisdiction
WORCESTER
Zoning & alternative use
BG-4 · Worcester, MAZoning BG-4 · permitted uses
BG-4 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BG-4
Jurisdiction
Worcester, MA
Recorded code
BG-4
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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