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Property profile & analytics
OFF-MARKET
Estimated value
$13,760,000
Specialty properties
26 Harvard St Worcester, MA 01609-2833
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0652708
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1911
Total area
82,631 SF
Lot
2.33 ac (101,494 SF)
Zoning code
BO-1
APN
WORC M:02 B:028 L:003+8
UPID
US38-0652708
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
-
Cheryl A. Dyer, OTR Physician
-
Lutheran Rehabilitation and Skilled Care Center Retirement Home Rehabilitation Center
-
Clay and Associates Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.76M
Owner & transaction history
Lutheran Hsng Corp · 5 yrs held
Lutheran Hsng Corp
since 2021
Last sale
$16.2M
7 recorded transactions
Zoning & alternative use
BO-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.2M
+104.6%
Auto repair, garage
$14.1M
+68.2%
Retail stores
$12.1M
+43.7%
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
$13,110,000
ML approach
$9,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$8,400,000
Current use
RESTAURANT
$17,190,000
Change: +105% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,125,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$12,070,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,430,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$10,305,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,035,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,915,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$13.76M
Range $12.38M – $15.14M · ±10% · vs last sale $16.17M (Jul 15 2021)
Last sale anchor
$16.17M
Jul 15 2021
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
$167 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$133,603
Tax year 2022
Assessed value
$4,656,400
Assessed 2024
Previous assessed
$4,350,600
+7.0% YoY
Effective rate
2.87%
On assessed value
Assessed land
$1,194,700
Assessed improvement
$3,461,700
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1911
Heating
SPACE
Buildings
1
Stories
2
Units
123
Total area
82,631 SF
Lot
2.33 ac (101,494 SF)
Zoning code
BO-1
APN
WORC M:02 B:028 L:003+8
UPID
US38-0652708
Jurisdiction
WORCESTER
Zoning & alternative use
BO-1 · Worcester, MAZoning BO-1 · permitted uses
BO-1 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$8.4M
RESTAURANT
Est. value
$17.2M
AUTO REPAIR, GARAGE
Est. value
$14.1M
RETAIL STORES
Est. value
$12.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.4M
OFFICE BUILDING
Est. value
$10.3M
COMMERCIAL (GENERAL)
Est. value
$10.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.9M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1911
Heating
SPACE
Stories
2
Buildings
1
Units
123
Lot
2.33 ac
Current owner
From public records · entity-resolved
Lutheran Hsng Corp
Entity
Mailing address
11 SHATTUCK ST, WORCESTER, MA 01605-3650
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2021
$16,165,000
Lutheran Hsng Corp
Worcester Health Grp LLC
Quit Claim Arm's Length For Ne States
$85,535,000 · Umb Bank
Feb 12, 2019
—
Worcester Health Group
—
Deed
related
$7,983,735 · Berkshire Bank
Apr 2, 2014
—
Worcester Health Group
—
Deed Of Trust
related
$2,362,500 · Thomas A Ricchi
Jun 21, 2013
—
Worcester Health Grp LLC
—
Deed Of Trust
related
$8,000,000 · Thomas A Ricchi
Jun 3, 2013
—
Worcester Health Grp LLC
—
Deed Of Trust
related
$1,835,535 · Thomas A Ricchi
Nov 16, 2012
—
Worcester Health Grp LLC
—
Deed Of Trust
related
$11,000,000 · Thomas A Ricchi
Jun 29, 2012
$3,118,500
Worcester Health Grp LLC
Lutheran Home Of Worceste
Grant Deed
$2,362,500 · Thomas A Ricchi
Sep 13, 2010
—
Lutheran Home Of Worc INC
—
Deed Of Trust
related
$1,561,000 · Worth Funding INC
Dec 18, 2006
—
Lutheran Home Of Worc INC
—
Deed Of Trust
related
$2,000,000 · Mission Inv Luther
Jan 28, 2005
—
Lutheran Home Worc INC
—
Deed Of Trust
related
$2,010,626 · Worth Funding INC
Apr 14, 1995
—
Lutheran Home Worceste
—
Deed Of Trust
related
$7,675,000 · Lutheran Church Exten
Sep 27, 1991
—
Lutheran Home Worc
—
Deed Of Trust
related
$300,000 · Campello Coop Bank
Mar 7, 1990
—
Serv Assoc Ne Lutheran
—
Deed Of Trust
related
$300,000 · Campello Coop 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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