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    404 Boylston St Worcester, MA 01606-3223
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    404 Boylston St Worcester, MA 01606-3223

    View on Map
    • Super regional malls
    • 5,078 SF
    • 0.55 lot acres
    Off-Market
    Property ID
    US38-0676088
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $625,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Greendale's Pub / Nightclub / Bar & Pub
    • ray bryant / Theater & Performing Art Venue / Nightclub

    Property Details for 404 Boylston St

    Year built
    1945
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.55 lot acres
    Property size
    5,078 SF
    Zone code
    BL-1
    Property type
    Super regional malls
    Property subtype
    Shopping centers
    APN
    WORC M:12 B:008 L:15+16
    APU
    WORCM12B008L1516

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $688,000
      Market price range: $407k - $855k

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $640,000
      Current use
      AUTO REPAIR, GARAGE
      $870,000
      Change: +35% Conversion: Difficult
      RETAIL STORES
      $740,000
      Change: +16% Conversion: Easy
      OFFICE BUILDING
      $635,000
      Change: -1% Conversion: Moderate
      APARTMENT HOUSE (5+ UNITS)
      $610,000
      Change: -5% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $560,000
      Change: -13% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Worcester
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.8001
    Latitude
    42.3051
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $15,900
    $361,700
    $167,600
    $529,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $7,930,000
      74,814 SF

      117 Gold Star Blvd

      REGIONAL SHOPPING CENTER, MALL • 74,814 SF
      117 Gold Star Blvd, Worcester, MA 01606-2816
      View Details
    • Value Estimation
      $1,325,000
      10,386 SF

      15 Mtn St

      REGIONAL SHOPPING CENTER, MALL • 10,386 SF
      15 Mtn St, Worcester, MA 01606-3038
      View Details
    • Value Estimation
      $1,515,000
      14,320 SF

      1078 Boylston St

      REGIONAL SHOPPING CENTER, MALL • 14,320 SF
      1078 Boylston St, Worcester, MA 01606-1167
      View Details
    • Value Estimation
      $2,080,000
      19,288 SF

      3 Mtn St

      REGIONAL SHOPPING CENTER, MALL • 19,288 SF
      3 Mtn St, Worcester, MA 01606-3038
      View Details
    • Value Estimation by Request
      1.02 Acres

      592 Burncoat St

      PARKING LOT • 1.02 Acres
      592 Burncoat St, Worcester, MA 01606
      View Details
    • Value Estimation
      $1,345,000
      8,820 SF

      81 Gold Star Blvd

      RETAIL STORES (PERSONAL SERVICES) • 8,820 SF
      81 Gold Star Blvd, Worcester, MA 01606-2813
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      22,000 SF

      Redevelopment Opportunity on Gold Star

      22,000 SF retail building for redevelopment on 3 acres.
      70 Gold Star Blvd, Worcester, MA 01606
      View Details
    • $745,000
      4,656 SF

      Mixed-Use Property on West Boylston

      Mixed-use property with residential and commercial units in prime location.
      93 W Boylston St, Worcester, MA 01606
      View Details
    • Contact for pricing

      Gold Star Blvd Retail Redevelopment

      Redevelopment opportunity in sought-after commercial sector with high parking ratio.
      70 Gold Star Blvd, Worcester, MA 01606
      View Details
    • Contact for pricing

      Worcester Commercial Building with Highway Visibility

      Two-story commercial building with showroom, storage, and ample parking.
      130 W Boylston St, Worcester, MA 01606
      View Details
    • $425,000
      2,201 SF

      Stand-Alone Commercial Building For Sale

      Well-maintained commercial building with income potential in a high-demand area.
      118 West Boylston St, Worcester, MA 01606
      View Details
    • $525,000
      1,801 SF

      Versatile Commercial Building in Worcester

      Well-maintained commercial building suitable for various business uses.
      120 West Boylston St, Worcester, MA 01606
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,399 SF

      Retail Space in Worcester Trade Area

      Retail spaces available in dominant Worcester trade area.
      79-81 Gold Star Blvd, Worcester, MA 01606
      View Details
    • Contact for pricing

      Retail Space in Worcester Center

      Retail space available in Worcester's dominant retail trade area.
      79-81 Gold Star Blvd, Worcester, MA 01606
      View Details
    • Contact for pricing
      5,500 SF

      Former Auto Parts Retail Space

      Retail space with high visibility on a major connector route.
      641-651 W Boylston St, Worcester, MA 01606
      View Details
    • Contact for pricing
      5,500 SF

      Former Auto Parts Retail Space

      Retail space with high visibility on a major connector route.
      651 West Boylston St, Worcester, MA 01606
      View Details
    • Contact for pricing
      18,773 SF

      Versatile Space in Prime Location

      Adaptable space suitable for retail, office, medical, manufacturing, or flex.
      151 W Boylston Dr, Worcester, MA 01606
      View Details
    • Contact for pricing
      6,400 SF

      Brooks Street Flex/Industrial/Office Space

      6,400 SF building suitable for industrial, office, or flex uses.
      234 Brooks St, Worcester, MA 01606
      View Details

    Property Visit Statistics

    • Visits by month
      9.5k
    • Visitors by month
      5.6k
    • Avg Time on site
      9 min
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    Worcester, MA 01606-3223
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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