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Property profile & analytics
OFF-MARKET
Specialty properties
378 Plantation St, Worcester, MA 01605-2324
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1336868
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1993
Construction
STEEL FRAME
Total area
86,540 SF
Lot
4.1 ac (178,596 SF)
Zoning code
RL-7
APN
WORC M:46 B:001 L:00008
UPID
US38-1336868
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
-
Salmon Centers For Early Edu High School Daycare Center
-
Jennifer L. Kotoch, OTR Physician
-
Margret W Chang, MD Pediatrician Medical Clinic
-
Kathy Pulda Physician
-
Randall J Morse, MD Geriatric Care Provider
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Umass Mem Health Care INC · 4 yrs held
Umass Mem Health Care INC
since 2021
Last sale
$23.5M
5 recorded transactions
Zoning & alternative use
RL-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2022Property tax & assessments
Tax year 2022
Tax billed
$312,089
Tax year 2022
Assessed value
$18,517,900
Assessed 2024
Previous assessed
$18,110,800
+2.2% YoY
Effective rate
1.69%
On assessed value
Assessed land
$1,971,200
Assessed improvement
$16,546,700
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1993
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
6
Units
164
Rooms
5
Bathrooms
2
Total area
86,540 SF
Lot
4.1 ac (178,596 SF)
Zoning code
RL-7
APN
WORC M:46 B:001 L:00008
UPID
US38-1336868
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MA
Zoning 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
Worcester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1993
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
6
Buildings
1
Units
164
Rooms
5
Bathrooms
2
Lot
4.1 ac
Current owner
From public records · entity-resolved
Umass Mem Health Care INC
Entity
Free & Clear · 4 yrs held
Mailing address
365 PLANTATION ST #334, WORCESTER, MA 01605-2397
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2021
$23,500,000
Umass Mem Health Care INC
Hcri Ma Prop T 2
Quit Claim Arm's Length For Ne States
—
Sep 5, 2008
$10,200,000
Mass Prop T Hcri
Central Mass Long Term Pt
Grant Deed
—
Feb 25, 1999
—
Central Mass Long Term
—
Deed Of Trust
related
$2,281,100 · Charles River Mortgage Co
Aug 21, 1992
$1,200,000
Central Mass Long Term
S S G Trust
Grant Deed
$10,102,800 · Charles River Mortgage Co
Jun 30, 1988
—
Mildred P Stapor
—
Deed Of Trust
related
$140,000 · Worcester Mun Emp Cu
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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