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Property profile & analytics
OFF-MARKET
Estimated value
$2,310,000
Super regional malls
41 Worcester Rd Webster, MA 01570-1663
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-1418804
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2014
Construction
FRAME
Total area
19,260 SF
Lot
4.51 ac (196,585 SF)
Zoning code
GB-4 W
APN
WEBS M:24 B:E P:2
UPID
US38-1418804
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
-
H&R Block Tax Preparation
-
Supercuts Hair Salon
-
Mexicali Cantina Grill Restaurant
-
Little Caesars Pizza Restaurant
-
Dollar Tree Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.09M
Blend (final)
Blend
$2.31M
Owner & transaction history
Mill Brook Plaza LLC · 13 yrs held
Mill Brook Plaza LLC
since 2013
5 recorded transactions
Zoning & alternative use
GB-4 W · Webster, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+49.4%
Retail stores
$3.0M
+24.3%
Auto repair, garage
$3.0M
+21.6%
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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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
NEIGHBORHOOD: SHOPPING CENTER
$2,430,000
Current use
RESTAURANT
$3,630,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$3,020,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,955,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$2,620,000
Change: +8% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,310,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.31M
Range $2.08M – $2.54M · ±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
$120 / 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
$29,265
Tax year 2024
Assessed value
$2,402,700
Assessed 2024
Previous assessed
$2,402,700
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$500,900
Assessed improvement
$1,901,800
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2014
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
19,260 SF
Lot
4.51 ac (196,585 SF)
Zoning code
GB-4 W
APN
WEBS M:24 B:E P:2
UPID
US38-1418804
Jurisdiction
WEBSTER
Zoning & alternative use
GB-4 W · Webster, MA
Zoning GB-4 W · permitted uses
GB-4 W · Webster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Webster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.6M
RETAIL STORES
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
2014
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
4.51 ac
Current owner
From public records · entity-resolved
Mill Brook Plaza LLC
Entity
Mailing address
37 SUTTON RD #1, WEBSTER, MA 01570-3137
Ownership since
2013
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
May 8, 2013
$650,000
Mill Brook Plaza LLC
Webster Nursery LLC
Quit Claim Arm's Length For Ne States
$500,000 · Webster Fivecent Svgs
Jan 22, 2009
$1
Webster Nursery LLC
Annese Prop LLC
Grant Deed
—
Jan 22, 2009
—
Webster Nursery LLC
—
Deed Of Trust
related
$421,000 · Webster Five Cents Sav Bank
Dec 14, 2004
—
Annese Prop Ltd Co
—
Deed Of Trust
related
$350,000 · First Pioneer Farm Credit Aca
Dec 18, 2003
$84,180
Annese Prop Ltd Co
Annese,katherine M
Grant Deed
related
—
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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