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Property profile & analytics
OFF-MARKET
Estimated value
$2,735,000
Office buildings
435 Shrewsbury St Worcester, MA 01604-1689
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-2200940
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,727 SF
Lot
0.5 ac (21,636 SF)
Zoning code
BG-3
APN
WORC M:16 B:025 L:002-4
UPID
US38-2200940
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
-
Wells Healthcare Pharmacy Pharmacy
-
Hadiza Abubakar Physician
-
Kevin Nardone Physician
-
Carolyne Mburu-Gerena Physician
-
Grace Ngumi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$2.74M
Owner & transaction history
B&b Investment Group LLC · 3 yrs held
B&b Investment Group LLC
since 2022
2 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+66.8%
Auto repair, garage
$3.5M
+37.1%
Retail stores
$3.0M
+17.2%
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
OFFICE BUILDING
$2,585,000
Current use
RESTAURANT
$4,310,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,545,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$3,030,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,615,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,485,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,295,000
Change: -11% · Conversion: Easy
WAREHOUSE, STORAGE
$2,080,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.74M
Range $2.46M – $3.01M · ±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
$132 / 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
$73,063
Tax year 2024
Assessed value
$2,432,200
Assessed 2024
Previous assessed
$2,432,200
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$335,100
Assessed improvement
$2,097,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
4
Total area
20,727 SF
Lot
0.5 ac (21,636 SF)
Zoning code
BG-3
APN
WORC M:16 B:025 L:002-4
UPID
US38-2200940
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
OFFICE BUILDING Current
Est. value
$2.6M
RESTAURANT
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
4
Buildings
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
B&b Investment Group LLC
Entity
Free & Clear · 3 yrs held
Mailing address
435 SHREWSBURY ST, WORCESTER, MA 01604-1689
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2022
—
B&b Investment Group LLC
Behavioral Healthcare Svc
Quit Claim Deed
related
—
Oct 10, 2018
—
Behavioral Healthcare Svc
B & B Inv LLC
Quit Claim 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.
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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