New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Investment properties
270 Pleasant St, Worcester, MA 01609-2022
Entity Owned
7-yr Hold
Property ID
US38-0137861
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,636 SF
Lot
0.1 ac (4,398 SF)
Zoning code
BG-3
APN
WORC M:06 B:006 L:00038
UPID
US38-0137861
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
-
Arnald's Travel Travel Agency
-
Luzzion multi service Mobile Phone Store Electronics & Wireless Store
-
Luzzion wireless Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.32M
Owner & transaction history
Hilltop Group Holdings · 7 yrs held
Hilltop Group Holdings
since 2019
7 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.0M
+20.3%
Neighborhood: shopping center
$1.7M
+3.9%
Office building
$1.7M
+2.7%
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
COMMERCIAL (GENERAL)
$1,655,000
Current use
RETAIL STORES
$1,990,000
Change: +20% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,720,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$1,700,000
Change: +3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,635,000
Change: -1% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,370,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±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
$97 / 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
$1,218,400
Assessed 2024
Previous assessed
$1,361,500
-10.5% YoY
Assessed land
$137,700
Assessed improvement
$1,080,700
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Buildings
1
Stories
4
Units
14
Total area
13,636 SF
Lot
0.1 ac (4,398 SF)
Zoning code
BG-3
APN
WORC M:06 B:006 L:00038
UPID
US38-0137861
Jurisdiction
WORCESTER
Zoning & alternative use
BG-3 · Worcester, MA
Zoning BG-3 · permitted uses
BG-3 · 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
$1.7M
RETAIL STORES
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Stories
4
Buildings
1
Units
14
Lot
0.1 ac
Current owner
From public records · entity-resolved
Hilltop Group Holdings
Entity
Mailing address
1 KELLEY SQ STE #13, WORCESTER, MA 01610-2752
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2019
$950,000
Hilltop Group Holdings
Wcf Ma Residential 2 LLC
Quit Claim Arm's Length For Ne States
$760,000 · Cornerstone Bank
Apr 2, 2014
$925,000
Wcf Ma Residential 2 LLC
Vista Estates LLC
Quit Claim Deed
$780,000 · Fidelity Cp Bank
Jun 21, 2004
—
Vista Ests LLC
—
Deed Of Trust
related
$100,000 · Webster Five Cents Sav Bank
Mar 22, 2004
—
Vista Ests LLC
—
Deed Of Trust
related
$70,000 · Webster Five Cents Sav Bank
Mar 27, 2003
—
Vista Ests LLC
—
Deed Of Trust
related
$475,000 · Bay State Savings Bank
Oct 18, 2001
$375,000
Vista Estates LLC
102991 Ann INC
Grant Deed
$300,000 · Mass Mutual Life Ins
Dec 20, 2000
—
102991 Ann INC
—
Deed Of Trust
related
$281,775 · Equity One INC
Nov 19, 1999
—
102991 Ann INC
—
Deed Of Trust
related
$340,000 · Enterprise Capital Corp
Jul 24, 1997
—
102991 Ann INC
—
Deed Of Trust
related
$199,500 · Residential Mortgage Corp
Nov 20, 1992
$130,000
102-991 Ann INC
City Of Worcester
Grant Deed
$91,000 · Bay State Savings 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 270 Pleasant St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
