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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Day care centers
286 Lincoln St Worcester, MA 01605-2106
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1262892
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1900
Construction
FRAME
Total area
7,658 SF
Lot
0.53 ac (23,189 SF)
Zoning code
BL-1
APN
WORC M:09 B:016 L:00018
UPID
US38-1262892
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
-
Prestige Adult Foster Care, LLC Foster Care Service Social Service Agency
-
Bridget Hamilton, OTR Physician
-
Perez Lilyvette Counselor
-
Karen M. Nevalsky, MSW Counselor Social Worker
-
Aurela Pano Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$505k
Blend (final)
Blend
$595k
Owner & transaction history
286 Lincoln Prop Hldg LLC · 4 yrs held
286 Lincoln Prop Hldg LLC
since 2022
Last sale
$670,000
5 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$970,000
+29.8%
Medical building
$945,000
+26.1%
Auto repair, garage
$875,000
+16.7%
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
$550,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$750,000
Current use
RESTAURANT
$970,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$945,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$875,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$810,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$750,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$720,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $670k (Jan 21 2022)
Last sale anchor
$670k
Jan 21 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
$78 / 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
$20,616
Tax year 2024
Assessed value
$686,300
Assessed 2024
Previous assessed
$686,300
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$331,500
Assessed improvement
$354,800
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
3
Total area
7,658 SF
Lot
0.53 ac (23,189 SF)
Zoning code
BL-1
APN
WORC M:09 B:016 L:00018
UPID
US38-1262892
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$750,000
RESTAURANT
Est. value
$970,000
MEDICAL BUILDING
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$875,000
OFFICE BUILDING
Est. value
$810,000
COMMERCIAL (GENERAL)
Est. value
$750,000
RETAIL STORES
Est. value
$720,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
SPACE
Stories
3
Buildings
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
286 Lincoln Prop Hldg LLC
Entity
Mailing address
286 LINCOLN ST, WORCESTER, MA 01605-2106
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2023
—
286 Lincoln Prop Hldg LLC
—
Deed
related
$550,000 · Rockland Trust Co
Jan 21, 2022
$670,000
286 Lincoln Prop Hldg LLC
Brittan Square Realty LLC
Quit Claim Arm's Length For Ne States
$420,000 · Brittan Sq Realty LLC
Jan 5, 2007
$1
Brittan Square Realty LLC
Chacharone,james
Grant Deed
—
Jan 5, 2007
—
Brittan Square Realty LLC
—
Deed Of Trust
related
$800,000 · Webster Five Cents Sav Bank
Oct 17, 2006
$1,000,000
James Chacharone
Mass Soc For Preventi
Grant Deed
—
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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