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Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Retail space
391 Park Ave Worcester, MA 01610-1026
Individually Owned
~
Est. High Equity
Property ID
US38-2429172
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,216 SF
Lot
0.15 ac (6,600 SF)
Zoning code
BG-3
APN
WORC M:06 B:022 L:00005
UPID
US38-2429172
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
-
Rotti's Power Equipment (Bike/Boat/Book/etc) Store Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
Rottis Power Equipment Ll
Rottis Power Equipment Ll
since 2025
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+42.4%
Auto repair, garage
$890,000
+17.0%
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
$1,025,000
ML approach
$1,140,000
CAP Approach
CAP Return
Estimation
6%
$1,195,000
6.5%
$1,105,000
7%
$1,025,000
Alternative Use
Use
Estimation
RETAIL STORES
$760,000
Current use
RESTAURANT
$1,085,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$890,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±10% · vs last sale $1.30M (Aug 11 2023)
Last sale anchor
$1.30M
Aug 11 2023
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
$225 / 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
$11,421
Tax year 2024
Assessed value
$380,200
Assessed 2024
Previous assessed
$322,600
+17.9% YoY
Effective rate
3.00%
On assessed value
Assessed land
$156,700
Assessed improvement
$223,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
5,216 SF
Lot
0.15 ac (6,600 SF)
Zoning code
BG-3
APN
WORC M:06 B:022 L:00005
UPID
US38-2429172
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
RETAIL STORES Current
Est. value
$760,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$890,000
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Rottis Power Equipment Ll
Individual
Mailing address
391 PARK AVE, WORCESTER, MA 01610-1026
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2025
$575,000
Rottis Power Equipment Ll
Polar Views LLC
Deed
$402,500 · Origins Com Cap LLC
Jun 21, 2024
—
Polar Views LLC
—
Deed
related
$3,171,000 · Qs Lending T
Aug 11, 2023
$1,300,000
Polar Views LLC
391 Park Avenue Rlty Corp
Quit Claim Arm's Length For Ne States
$1,040,000 · Athens Street Capital
Apr 8, 1994
—
391 Park Ave Realty Co
—
Deed Of Trust
related
$101,266 · David C Johnson
Feb 22, 1994
$101,266
391 Park Ave Realty Co
Johnson,alice I
Grant Deed
—
Mar 2, 1989
—
Alice Johnson
—
Deed Of Trust
related
$70,000 · Bank Of N E Worcester
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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