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Property profile & analytics
OFF-MARKET
Estimated value
$1,980,000
Assisted living facilities
25 Oriol Dr Worcester, MA 01605-1911
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1399678
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
40,022 SF
Lot
3.45 ac (150,282 SF)
Zoning code
RG-5
APN
WORC M:46 B:047 L:00004
UPID
US38-1399678
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
-
RegalCare at Worcester Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.98M
Owner & transaction history
PC 25 Oriol LLC · 4 yrs held
PC 25 Oriol LLC
since 2022
Last sale
$2.0M
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
Apartment house (5+ units)
$2.6M
+145.5%
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
$1,640,000
ML approach
$1,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,645,000
Change: +146% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.18M · ±10% · vs last sale $2.00M (Mar 15 2022)
Last sale anchor
$2.00M
Mar 15 2022
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
$49 / 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
$107,741
Tax year 2024
Assessed value
$3,586,600
Assessed 2024
Previous assessed
$3,586,600
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,686,000
Assessed improvement
$1,900,600
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Units
160
Total area
40,022 SF
Lot
3.45 ac (150,282 SF)
Zoning code
RG-5
APN
WORC M:46 B:047 L:00004
UPID
US38-1399678
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Units
160
Lot
3.45 ac
Current owner
From public records · entity-resolved
PC 25 Oriol LLC
Entity
Mailing address
100 BLVD OF AMERICAS, LAKEWOOD, NJ 08701-4585
Ownership since
2022
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
Mar 15, 2022
$2,000,000
PC 25 Oriol LLC
25 Oriol Drive Hldg LLC
Warranty Deed
$6,495,000 · Peapack Gladstone Bank
Oct 8, 2020
$3,173,959
22 Maple Street LLC
Kcp Advisory Group LLC
Quit Claim Arm's Length For Ne States
$17,795,000 · Capital Funding
Feb 14, 2017
—
25 Oriol Drive LLC
—
Deed
related
—
Mar 26, 2014
$10,628,402
25 Oriol Drive LLC
Autumn RT
Quit Claim Deed
$36,856,627 · Capital Funding LLC
Jan 11, 2008
—
Autumn RT
—
Deed Of Trust
related
$3,750,000 · Framingham Cp Bank
Oct 13, 2005
—
Autumn RT
—
Deed Of Trust
related
$2,650,000 · Framingham Cp Bank
Jan 3, 2003
$2,061,874
Autumn RT
Salisbury Nurs&rehab
Grant Deed
$1,850,000 · Framingham Cp 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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