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Property profile & analytics
OFF-MARKET
Estimated value
$2,445,000
Super regional malls
347 Greenwood St Worcester, MA 01607-1785
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1496939
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,000 SF
Lot
1.66 ac (72,309 SF)
Zoning code
ML-.5
APN
WORC M:29 B:047 L:0008C
UPID
US38-1496939
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
-
Orchid Nails And Spa Nail Salon
-
Friendly Dental of Worcester Dental Office
-
Feeley Matthew S DDS Dental Office
-
Tanfabulous Tanning Tanning Salon
-
United States Postal Service Post Office Logistics Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.99M
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.45M
Owner & transaction history
Greenwood St 347 LLC · 1 yrs held
Greenwood St 347 LLC
since 2025
Last sale
$2.5M
2 recorded transactions
Zoning & alternative use
ML-.5 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+64.8%
Auto repair, garage
$2.1M
+35.4%
Retail stores
$1.8M
+15.7%
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%
$3,230,000
6.5%
$2,985,000
7%
$2,770,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,515,000
Current use
RESTAURANT
$2,495,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,050,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,755,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$1,495,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.45M
Range $2.20M – $2.69M · ±10% · vs last sale $2.50M (Oct 24 2024)
Last sale anchor
$2.50M
Oct 24 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
$204 / 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
$41,329
Tax year 2024
Assessed value
$1,375,800
Assessed 2024
Previous assessed
$1,319,700
+4.3% YoY
Effective rate
3.00%
On assessed value
Assessed land
$900,800
Assessed improvement
$475,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Total area
12,000 SF
Lot
1.66 ac (72,309 SF)
Zoning code
ML-.5
APN
WORC M:29 B:047 L:0008C
UPID
US38-1496939
Jurisdiction
WORCESTER
Zoning & alternative use
ML-.5 · Worcester, MA
Zoning ML-.5 · permitted uses
ML-.5 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Lot
1.66 ac
Current owner
From public records · entity-resolved
Greenwood St 347 LLC
Entity
Mailing address
188 MANCHAUG RD, SUTTON, MA 01590-1648
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2025
$2,500,000
Greenwood St 347 LLC
Andrew J Mosher Ret
Deed
$1,700,000 · Andrew J Mosher Revoc
Mar 4, 2021
—
Andrew J Mosher Ret
Mosher Andrew J Est
Personal Representative 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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