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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Investment properties
352 Boylston St Worcester, MA 01606-2177
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0850303
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
7,427 SF
Lot
0.19 ac (8,259 SF)
Zoning code
BL-1
APN
WORC M:12 B:007 L:00006
UPID
US38-0850303
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
-
Revive Nutrition Cafe & Coffee Shop
-
Reliable Window Cleaning General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$520k
Blend (final)
Blend
$730k
Owner & transaction history
West Boylston Partners Ll · 1 yrs held
West Boylston Partners Ll
since 2024
Last sale
$730,000
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+32.8%
Neighborhood: shopping center
$935,000
+14.8%
Office building
$925,000
+13.4%
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
$730,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$815,000
Current use
RETAIL STORES
$1,085,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$935,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$925,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$890,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$745,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±10% · vs last sale $730k (Nov 18 2024)
Last sale anchor
$730k
Nov 18 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
$98 / 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
Assessed value
$536,300
Assessed 2024
Previous assessed
$570,400
-6.0% YoY
Assessed land
$141,600
Assessed improvement
$394,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
4
Units
3
Total area
7,427 SF
Lot
0.19 ac (8,259 SF)
Zoning code
BL-1
APN
WORC M:12 B:007 L:00006
UPID
US38-0850303
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MA
Zoning 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
Worcester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$815,000
RETAIL STORES
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$935,000
OFFICE BUILDING
Est. value
$925,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$890,000
WAREHOUSE, STORAGE
Est. value
$745,000
COMMERCIAL (GENERAL) Current
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
1920
Construction
FRAME
Heating
HOT WATER
Stories
4
Buildings
1
Units
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
West Boylston Partners Ll
Entity
Mailing address
96 SQUANTUM ST, WORCESTER, MA 01606-1874
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2025
—
West Boylston Partners
—
Deed
related
$892,500 · Rockland Trust Co
Nov 18, 2024
$730,000
West Boylston Partners Ll
Thu Tran
Deed
$592,500 · Lowell Five Cents Savings Bank
Nov 27, 2020
—
Thu Tran
Ttbt 1 LLC
Quit Claim Deed
related
—
Dec 26, 2013
—
Ttbt 1 LLC
Tran,thu
Quit Claim Deed
related
—
Nov 22, 2013
$193,000
Thu Tran
Amtrust Reo 1 LLC
Quit Claim Deed
—
Nov 10, 2011
$238,000
Amtrust Reo I LLC
Binienda,erik
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Nov 1, 2006
$437,000
Erik Binienda
Ervin Kulenica
Deed
$327,750 · Drew Mortgage Assninc
May 8, 2006
—
Ervin Kulenica
—
Deed Of Trust
related
$145,000 · Spencer Savings Bank Sla
Sep 16, 2005
$250,000
Ervin Kulenica
Lavigne,ann M
Grant Deed
$200,000 · Spencer Savings Bank Sla
Jun 10, 2005
—
Meadowbrook Dev Corp
—
Deed Of Trust
related
$2,775,000 · Banknorth NA
Mar 25, 1998
—
Meadowbrook Dev Corp
—
Deed Of Trust
related
$1,250,000 · First Massachusetts 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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