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Property profile & analytics
OFF-MARKET
Estimated value
$11,400,000
Showrooms
301 Barber Ave, Worcester, MA 01606-2475
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0600720
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
110,923 SF
Lot
17.69 ac (770,576 SF)
Zoning code
BG-3
APN
WORC M:22 B:015 L:00002
UPID
US38-0600720
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.59M
Blend (final)
Blend
$11.40M
Owner & transaction history
301 Barber Ave Owner LLC · 4 yrs held
301 Barber Ave Owner LLC
since 2021
Last sale
$13.8M
6 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$19.0M
+55.4%
Retail stores
$16.2M
+32.8%
Neighborhood: shopping center
$14.0M
+14.8%
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
$11,190,000
ML approach
$8,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,200,000
Current use
AUTO REPAIR, GARAGE
$18,960,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$16,205,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$14,000,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$13,830,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,310,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$11,130,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$11.40M
Range $10.26M – $12.54M · ±10% · vs last sale $13.80M (Nov 4 2021)
Last sale anchor
$13.80M
Nov 4 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
$103 / 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
$386,296
Tax year 2024
Assessed value
$12,859,400
Assessed 2024
Previous assessed
$11,961,300
+7.5% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,631,600
Assessed improvement
$11,227,800
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Total area
110,923 SF
Lot
17.69 ac (770,576 SF)
Zoning code
BG-3
APN
WORC M:22 B:015 L:00002
UPID
US38-0600720
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
$12.2M
AUTO REPAIR, GARAGE
Est. value
$19.0M
RETAIL STORES
Est. value
$16.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.0M
OFFICE BUILDING
Est. value
$13.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.3M
WAREHOUSE, STORAGE
Est. value
$11.1M
COMMERCIAL (GENERAL) Current
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Lot
17.69 ac
Current owner
From public records · entity-resolved
301 Barber Ave Owner LLC
Entity
Mailing address
610 W 26TH ST #910, NEW YORK, NY 10001-1164
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2021
$13,800,000
301 Barber Ave Owner LLC
Barber Ave Realty LLC
Quit Claim Arm's Length For Ne States
$13,800,000 · Harborone Bank
Jul 21, 2014
$3,200,000
Barber Ave Realty LLC
Ddr Southeast Barber LLC
Quit Claim Deed
$3,700,000 · Fitchburg Savings Bank
Dec 23, 2003
—
Inland Southeast Brbr LLC
—
Deed Of Trust
related
$7,938,480 · Bear Stevens Funding
Aug 26, 1997
$1,350,000
Petula Assoc Ltd
Gaymark Assoc Worc LLC
Grant Deed
—
Apr 17, 1996
$880,000
Gaymark Assoc Worc LLC
Worc Mass Assoc LP
Grant Deed
related
—
Jan 25, 1996
—
Worc Mass Assoc LP
—
Deed Of Trust
related
$11,508,495 · Transam Occid LP
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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