36 Oak Ave Worcester, MA 01605-2735
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$3.76M
Range $3.38M – $4.13M (±10%)
Property ID
US38-0138670
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1969
Total area
45,146 SF
Lot
2.68 ac (116,627 SF)
Zoning code
RG-5
APN
WORC M:01 B:016 L:04-09
UPID
US38-0138670
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.98M
Blend (final)
Blend
$3.76M
Owner & transaction history
since 2020
Last sale
$2.7M
1 recorded transaction
Zoning & alternative use
RG-5 · Worcester, MA
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
General category
RESIDENTIAL
Top alternative use upside
Commercial (general)
$5.8M
+25.3%
Neighborhood: shopping center
$5.7M
+24.2%
Office building
$5.6M
+22.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.76M
Value range
$3.38M – $4.13M
±10% around blend
Estimated value / SF
$83 / SF
Confidence
Property data
75
Market benchmarks
67
Comparable evidence
60
$3.38M
blend $3.76M
$4.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
45,146 SF
Lot area
2.68 ac
Year built
1969
Stories
3
APN
WORC M:01 B:016 L:04-09
Assessed value
$8,208,500
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.98M
Range $800k – $5.57M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.76M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 21 sales
$102
-18%
County 47 sales
$110
-24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $83/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+25%
vs current-use indication
Neighborhood: Shopping Center
Office Building
Apartment House (5+ Units)
Clubs, Lodges, Professional Associations · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.65M
Move the market yield to see immediate price impact.
Value / SF
$59
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$167k
$3.34M
$2.39M
$1.86M
$186k
$3.71M
$2.65M
$2.06M
$204k
$4.08M
$2.91M
$2.27M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$8,208,500
Assessed 2024
Previous assessed
$7,954,200
+3.2% YoY
Assessed land
$810,300
Assessed improvement
$7,398,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1969
Heating
SPACE
Buildings
1
Stories
3
Units
33
Total area
45,146 SF
Lot
2.68 ac (116,627 SF)
Zoning code
RG-5
APN
WORC M:01 B:016 L:04-09
UPID
US38-0138670
Jurisdiction
WORCESTER
Zoning & alternative use
RG-5 · Worcester, MAZoning RG-5 · permitted uses
RG-5 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1969
Heating
SPACE
Stories
3
Buildings
1
Units
33
Lot
2.68 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RG-5
RESIDENTIAL
Jurisdiction
Worcester, MA
Recorded code
RG-5
Official district
RG-5
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RG-5 in Worcester, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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