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Property profile & analytics
OFF-MARKET
Specialty properties
421 Shrewsbury St, Worcester, MA 01604-1632
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1248676
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1920
Construction
FRAME
Total area
1,808 SF
Lot
0.06 ac (2,500 SF)
Zoning code
BG-3
APN
WORC M:16 B:024 L:00029
UPID
US38-1248676
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
-
Cafe Reyes Take-out & Catering Catering Service
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
Tower Dbw Vii T 2017-1 · 2 yrs held
Tower Dbw Vii T 2017-1
since 2023
7 recorded transactions
Zoning & alternative use
BG-3 · 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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,171
Tax year 2023
Assessed value
$247,200
Assessed 2024
Previous assessed
$197,400
+25.2% YoY
Effective rate
2.50%
On assessed value
Assessed land
$72,200
Assessed improvement
$175,000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Total area
1,808 SF
Lot
0.06 ac (2,500 SF)
Zoning code
BG-3
APN
WORC M:16 B:024 L:00029
UPID
US38-1248676
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.
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Tower Dbw Vii T 2017-1
Individual
Mailing address
27 VERNON ST, WORCESTER, MA 01610-1919
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2023
—
Tower Dbw Vii T 2017-1
Tower Db Reo Vii LLC
Quit Claim Deed
related
—
May 3, 2023
—
Tower Db Reo Vii LLC
Tower Dbw Vii 2017-1
Quit Claim Deed
related
—
May 8, 2014
$265,000
Latin American Health All
Dahrooge,elias A & Joan T
Quit Claim Deed
—
Dec 6, 2010
—
Elias A Dahrooge
—
Deed Of Trust
related
$140,000 · Spencer Savings Bank Sla
Sep 30, 2004
—
Elias A Dahrooge
—
Deed Of Trust
related
$125,000 · Commerce Bank & Trust
Jun 18, 2002
—
Elias A Dahrooge
—
Deed Of Trust
related
$100,000 · Banknorth NA
Sep 17, 1991
—
Elias A Dahrooge
—
Deed Of Trust
related
$80,000 · Flagship Bank & Trust
Feb 27, 1991
—
Elias A Darooge
—
Deed Of Trust
related
$10,000 · Worc County Inst Savings
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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