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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Investment properties
270 Grafton St Worcester, MA 01604-3758
Individually Owned
2-yr Hold
Property ID
US38-2336342
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
5,588 SF
Lot
0.09 ac (3,854 SF)
Zoning code
BL-1
APN
WORC M:04 B:028 L:00031
UPID
US38-2336342
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
-
No Name Grocery Store Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$586k
Blend (final)
Blend
$740k
Owner & transaction history
Pham Ft · 2 yrs held
Pham Ft
since 2024
Last sale
$740,000
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+87.7%
Auto repair, garage
$955,000
+54.2%
Retail stores
$815,000
+31.8%
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
$740,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$620,000
Current use
RESTAURANT
$1,160,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$955,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$815,000
Change: +32% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$705,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$695,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$670,000
Change: +8% · Conversion: Moderate
WAREHOUSE, STORAGE
$560,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $740k (Apr 10 2024)
Last sale anchor
$740k
Apr 10 2024
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
$132 / 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
Assessed value
$543,500
Assessed 2024
Previous assessed
$605,200
-10.2% YoY
Assessed land
$92,400
Assessed improvement
$451,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
3
Total area
5,588 SF
Lot
0.09 ac (3,854 SF)
Zoning code
BL-1
APN
WORC M:04 B:028 L:00031
UPID
US38-2336342
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MA
Zoning BL-1 · permitted uses
BL-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
COMMERCIAL (GENERAL) Current
Est. value
$620,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$955,000
RETAIL STORES
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$705,000
OFFICE BUILDING
Est. value
$695,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$560,000
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
1900
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
Pham Ft
Individual
Mailing address
40 VIS CIR, HOLDEN, MA 01520-1951
Ownership since
2024
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
Apr 10, 2024
—
Pham Ft
Helen C Pham
Quit Claim Deed
related
—
Mar 28, 2024
$740,000
Don Pham
Charles P Ball
Quit Claim Arm's Length For Ne States
—
Sep 2, 2011
—
Charles P Ball
—
Deed Of Trust
related
$160,000 · Fitchburg Savings Bank
Aug 4, 2011
$299,000
Charles P Ball
Moksan Ent LLC
Grant Deed
—
Aug 2, 2007
$385,000
Moksan Ent LLC
Suh,so Young
Grant Deed
—
May 12, 2006
$1
Sang Suh
Suh,sang
Grant Deed
related
—
Jan 13, 2006
$373,000
Sang Suh
Nguyen,ann
Grant Deed
—
Apr 6, 1999
$124,000
Ann Nguyen
River Family LP
Grant Deed
$78,000 · Fec Mortgage Corp
Sep 6, 1990
$90,000
270 Grafton St. RT
Temkin,myer
Grant Deed
$108,000 · Worc County Inst Savings
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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