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Property profile & analytics
OFF-MARKET
Estimated value
$24,070,000
Super regional malls
25 Tobias Boland Way Worcester, MA 01607-2103
Individually Owned
12-yr Hold
Free & Clear
Property ID
US38-0756038
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
222,474 SF
Lot
22.75 ac (990,990 SF)
Zoning code
MG-1
APN
WORC M:31 B:021 L:0016B
UPID
US38-0756038
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
-
Walmart Garden Center Garden Center
-
iFixandRepair - Worcester Walmart Computer & Electronic Repair Tech Support Center
-
Walmart Auto Care Centers Auto Repair Shop
-
Walmart Supercenter Department Store
-
Minute Key Locksmith (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$29.58M
Blend (final)
Blend
$24.07M
Owner & transaction history
R K Worcester Crossing · 12 yrs held
R K Worcester Crossing
since 2014
7 recorded transactions
Zoning & alternative use
MG-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$38.0M
+35.4%
Retail stores
$32.5M
+15.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$28,080,000
Current use
AUTO REPAIR, GARAGE
$38,025,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$32,500,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$27,740,000
Change: -1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$26,690,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$24,470,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$24.07M
Range $21.66M – $26.48M · ±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
$108 / 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
$682,533
Tax year 2024
Assessed value
$22,720,800
Assessed 2024
Previous assessed
$20,918,200
+8.6% YoY
Effective rate
3.00%
On assessed value
Assessed land
$8,063,800
Assessed improvement
$14,657,000
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Total area
222,474 SF
Lot
22.75 ac (990,990 SF)
Zoning code
MG-1
APN
WORC M:31 B:021 L:0016B
UPID
US38-0756038
Jurisdiction
WORCESTER
Zoning & alternative use
MG-1 · Worcester, MA
Zoning MG-1 · permitted uses
MG-1 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$28.1M
AUTO REPAIR, GARAGE
Est. value
$38.0M
RETAIL STORES
Est. value
$32.5M
OFFICE BUILDING
Est. value
$27.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$26.7M
COMMERCIAL (GENERAL)
Est. value
$24.5M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Lot
22.75 ac
Current owner
From public records · entity-resolved
R K Worcester Crossing
Individual
Free & Clear · 12 yrs held
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2019
—
K Worcester Crossing R
—
Deed
related
$37,000,000 · Bank Of America
Oct 2, 2019
—
Worcester Crossing Rk
—
Deed
related
$10,500,000 · Bank Of America
Jun 26, 2014
$22,978,000
R K Worcester Crossing
Madison Wm Holdings LLC
Quit Claim Deed
—
Jan 20, 2011
$1
Madison S Holdings LLC
Madison Worc Holding LLC
Grant Deed
—
Jan 20, 2011
—
Madison S Holdings LLC
—
Deed Of Trust
related
$13,556,824 · Wells Fargo Mortgage
Aug 19, 2004
$5,000,000
Madison Worc Holding LLC
Alc Prop Corp
Grant Deed
$10,800,000 · Principal Commercial
Apr 22, 2002
—
Liberty Central Indust
—
Deed Of Trust
related
$2,173,498 · Gary Needham
—
—
K Worcester Crossing R
—
Deed Of Trust
related
$37,000,000 · Bank Of America
—
—
Worcester Crossing Rk
—
Deed Of Trust
related
$10,500,000 · Bank Of America
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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