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Property profile & analytics
OFF-MARKET
Estimated value
$20,540,000
Warehouses
30 Worcester Rd Webster, MA 01570-1652
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-1926571
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Construction
STEEL FRAME
Total area
102,704 SF
Lot
31 ac (1,350,404 SF)
Zoning code
GB-4 W
APN
WEBS M:78 B:A P:11
UPID
US38-1926571
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
-
Jerico Tires (Bike/Boat/Book/etc) Store Auto Parts Store
-
Curaleaf (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.54M
Owner & transaction history
Focused Inv Partners LLC · 3 yrs held
Focused Inv Partners LLC
since 2022
Last sale
$21.5M
5 recorded transactions
Zoning & alternative use
GB-4 W · Webster, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.4M
+87.9%
Retail stores
$16.1M
+56.4%
Auto repair, garage
$15.8M
+52.9%
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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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
$20,755,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,945,000
6.5%
$18,410,000
7%
$17,095,000
Alternative Use
Use
Estimation
RESTAURANT
$19,365,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$16,115,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,755,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$13,965,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,960,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$20.54M
Range $18.49M – $22.59M · ±10% · vs last sale $21.50M (Sep 8 2022)
Last sale anchor
$21.50M
Sep 8 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
$200 / 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
$87,758
Tax year 2024
Assessed value
$7,205,100
Assessed 2024
Previous assessed
$7,205,100
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$853,500
Assessed improvement
$6,351,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1973
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
102,704 SF
Lot
31 ac (1,350,404 SF)
Zoning code
GB-4 W
APN
WEBS M:78 B:A P:11
UPID
US38-1926571
Jurisdiction
WEBSTER
Zoning & alternative use
GB-4 W · Webster, MA
Zoning GB-4 W · permitted uses
GB-4 W · Webster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Webster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$19.4M
RETAIL STORES
Est. value
$16.1M
AUTO REPAIR, GARAGE
Est. value
$15.8M
OFFICE BUILDING
Est. value
$14.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.0M
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1973
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
31 ac
Current owner
From public records · entity-resolved
Focused Inv Partners LLC
Entity
Free & Clear · 3 yrs held
Mailing address
11440 W BERNARDO CT STE #100, SAN DIEGO, CA 92127-1642
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
Sep 8, 2022
$14,929,102
Focused Inv Partners LLC
Fhp Of Webster Ma Cp
Quit Claim Arm's Length For Ne States
—
Sep 8, 2022
$21,500,000
Iip Ma 7 LLC
Focused Inv Partners LLC
Quit Claim Arm's Length For Ne States
—
Sep 3, 2019
$9,425,000
Fhp Of Webster Ma LLC
Focused Inv Ptnrs
Quit Claim Deed
—
Jan 17, 2019
$4,200,000
Focused Inv Ptnrs
Klt
Quit Claim Deed
related
—
Apr 29, 2013
$2,250,000
Kit RT
Cranston Print Works Co
Quit Claim Deed
$1,125,000 · Sovereign 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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