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Property profile & analytics
OFF-MARKET
Estimated value
$3,755,000
Specialty properties
36 Oak Ave Worcester, MA 01605-2735
Entity Owned
5-yr Hold
~
Est. High Equity
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
Implied cap rate, NOI & suggested price
Cap 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
Quercia Realty LLC · 5 yrs held
Quercia Realty LLC
since 2020
Last sale
$2.7M
1 recorded transaction
Zoning & alternative use
RG-5 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
Zone name
General Residential 5000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
2,659.33 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$5.8M
+25.3%
Neighborhood: shopping center
$5.7M
+24.2%
Office building
$5.6M
+22.7%
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
$3,755,000
ML approach
$3,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$4,590,000
Current use
COMMERCIAL (GENERAL)
$5,750,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,700,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$5,630,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,415,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$3.76M
Range $3.38M – $4.13M · ±10% · vs last sale $2.65M (Aug 26 2020)
Last sale anchor
$2.65M
Aug 26 2020
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
$83 / 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
$8,208,500
Assessed 2024
Previous assessed
$7,954,200
+3.2% YoY
Assessed land
$810,300
Assessed improvement
$7,398,200
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
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the RG-5 is the promotion of residential uses and related uses
Zone name
General Residential 5000 Square Feet Minimum Lot Size
General category
RESIDENTIAL
Zone area
2,659.33 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1969
Heating
SPACE
Stories
3
Buildings
1
Units
33
Lot
2.68 ac
Current owner
From public records · entity-resolved
Quercia Realty LLC
Entity
Mailing address
281 LINCOLN ST, WORCESTER, MA 01605-2138
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2020
$2,650,000
Quercia Realty LLC
Umass Mem Medical Ctr INC
Quit Claim Arm's Length For Ne States
$2,700,000 · Clinton Savings 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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