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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Residential income homes
39 Irving St, Worcester, MA 01609-2433
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0886905
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,379 SF
Lot
0.09 ac (3,806 SF)
Zoning code
BG-3
APN
WORC M:03 B:018 L:0023A
UPID
US38-0886905
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$696k
Blend (final)
Blend
$615k
Owner & transaction history
Gcv 916 LLC · 8 yrs held
Gcv 916 LLC
since 2017
7 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$920,000
+42.5%
Retail stores
$785,000
+21.8%
Neighborhood: shopping center
$680,000
+5.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$645,000
Current use
AUTO REPAIR, GARAGE
$920,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$785,000
Change: +22% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$680,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$670,000
Change: +4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$655,000
Change: +1% · Conversion: Moderate
WAREHOUSE, STORAGE
$540,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10%
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
$114 / 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
$6,731
Tax year 2024
Assessed value
$489,500
Assessed 2024
Previous assessed
$523,000
-6.4% YoY
Effective rate
1.38%
On assessed value
Assessed land
$162,000
Assessed improvement
$327,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
18
Total area
5,379 SF
Lot
0.09 ac (3,806 SF)
Zoning code
BG-3
APN
WORC M:03 B:018 L:0023A
UPID
US38-0886905
Jurisdiction
WORCESTER
Zoning & alternative use
BG-3 · Worcester, MA
Zoning BG-3 · permitted uses
BG-3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$645,000
AUTO REPAIR, GARAGE
Est. value
$920,000
RETAIL STORES
Est. value
$785,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$680,000
OFFICE BUILDING
Est. value
$670,000
COMMERCIAL (GENERAL)
Est. value
$655,000
WAREHOUSE, STORAGE
Est. value
$540,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
18
Lot
0.09 ac
Current owner
From public records · entity-resolved
Gcv 916 LLC
Entity
Mailing address
285 MASSASOIT RD, WORCESTER, MA 01604-3421
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2018
—
Gcv 916 LLC
—
Deed
related
$555,000 · Webster Fivecent Svgs
Nov 8, 2017
—
Gcv 916 LLC
Valeri,katherine M
Quit Claim Deed
related
—
Jan 19, 2017
—
Geroge C Valeri
Gfv 122 LLC
Quit Claim Deed
related
$525,000 · Webster Fivecent Svgs
Oct 20, 2016
—
Gfv 122 LLC
—
Deed
related
$223,000 · Miscellaneous Govt Agcy
Aug 4, 2015
—
Gfv122 LLC
Valeri,george C & Katherine M
Quit Claim Deed
related
—
Jun 10, 2013
—
George C Valeri
—
Deed Of Trust
related
$480,000 · United Bank
Dec 30, 2005
$500,000
George C Valeri
Lenkar LLC
Grant Deed
$400,000 · Commonwealth National Bank
Jan 13, 2004
$1
Lenkar LLC
Lenkarski,paul B
Grant Deed
related
—
Sep 23, 2002
—
Paul B Lenkarski
—
Deed Of Trust
related
$65,000 · Commonwealth National Bank
Jan 5, 1994
$98,000
Paul B Lenkarski
Daly,daniel F
Grant Deed
—
Jun 15, 1990
$100,000
Daniel F Daly
Ratcliffe,john E JR
Grant Deed
—
—
—
Gfv 122 LLC
—
Deed Of Trust
related
$223,000 · Miscellaneous Govt Agcy
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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