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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Day care centers
349 Massasoit Rd Worcester, MA 01604-3539
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0778949
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1940
Construction
FRAME
Total area
2,509 SF
Lot
0.45 ac (19,399 SF)
Zoning code
RL-7
APN
WORC M:34 B:027 L:0001C
UPID
US38-0778949
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
-
Happy Day Child Care Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$580k
Owner & transaction history
Mass-349 LLC · 1 yrs held
Mass-349 LLC
since 2025
Last sale
$625,000
3 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the RL-7 is the promotion of residential uses and related uses
Zone name
Limited Residential 7000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
4,139.89 ac
Source
Realmo
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
$535,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $625k (Feb 11 2025)
Last sale anchor
$625k
Feb 11 2025
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
$231 / 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
$2,794
Tax year 2024
Assessed value
$203,200
Assessed 2024
Previous assessed
$203,200
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$91,900
Assessed improvement
$111,300
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
1940
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
2,509 SF
Lot
0.45 ac (19,399 SF)
Zoning code
RL-7
APN
WORC M:34 B:027 L:0001C
UPID
US38-0778949
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MAZoning RL-7 · permitted uses
RL-7 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the RL-7 is the promotion of residential uses and related uses
Zone name
Limited Residential 7000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
4,139.89 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1940
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Mass-349 LLC
Entity
Mailing address
7 FENWOOD RD, WORCESTER, MA 01604-3407
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
$625,000
Mass-349 LLC
Sandra J Smith
Deed
$312,500 · Cornerstone Bank
Feb 11, 2025
—
Mass-349 LLC
—
Deed
related
$258,000 · Bay Colony Development Corp
Jun 25, 2010
—
Sandra J Smith
—
Deed Of Trust
related
$35,000 · Rcap Sol Fncl Svc INC
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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