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    Property profile & analytics

    446 Main St Worcester, MA 01608

    • Office buildings
    • 280,191 SF
    • 1.64 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0568366
    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.

    Current Use by Public Records

    • Top of the Tower / Event Venue
    • Bisceglia Albert L CPA / Certified Public Accountant
    • The Guru Tax & Financial Services, Inc. / Bankruptcy Service
    • O'Connor Maloney & Co PC: Bouchard Eugene R / Accountant
    • Grimaldo Joseph F CPA / Accountant

    Property Details for 446 Main St

    Year built
    1972
    Construction
    STEEL FRAME
    Lot size
    1.64 lot acres
    Property size
    280,191 SF
    Zone code
    BG-6
    Property type
    Office buildings
    APN
    WORC M:03 B:20A L:00001
    APU
    WORCM03B20AL00001

    Description

    This exceptional 24-story Class A office building, totaling 244,000 square feet, offers a diverse range of executive office suites in Worcester's Central Business District. Located near Union Station, City Hall, and courthouses, the building provides unparalleled convenience and accessibility. Suites range from a minimum of 501 square feet to a maximum contiguous space of 244,000 square feet, accommodating businesses of all sizes. The property boasts 26 total suites, with 77,545 square feet currently available. Building amenities include 600 parking spaces in an on-site garage, improved on-site food service, oversized windows offering abundant natural light and city views, a shared outdoor amenity space, a tenant-only fitness center and lounge, and on-site property management. The building's large floorplates allow for flexible office space designs and future growth. Its prime location offers excellent access to public transportation, including MBTA lines and commuter rail service. This amenity-rich building is ideal for businesses seeking a prestigious and convenient location in the heart of Worcester. A significant capital improvement campaign is planned to further enhance the tenant experience. The building currently houses a roster of prominent local and national firms, corporations, and community service organizations.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $22,925,000
      Market price range: $22.9M - $52.4M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $34,935,000
      Current use
      NEIGHBORHOOD: SHOPPING CENTER
      $35,365,000
      Change: +1% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $33,615,000
      Change: -4% Conversion: Easy
      COMMERCIAL (GENERAL)
      $30,820,000
      Change: -12% Conversion: Easy
      WAREHOUSE, STORAGE
      $28,110,000
      Change: -20% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Worcester
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.803
    Latitude
    42.2631
    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
    $451,024
    $3,015,700
    $11,998,400
    $15,014,100
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,765,000
      37,477 SF

      49 Un St

      OFFICE BUILDING • 37,477 SF
      49 Un St, Worcester, MA 01608-1112
      View Details
    • Value Estimation
      $35,790,000
      275,319 SF

      100 Frnt St

      OFFICE BUILDING • 275,319 SF
      100 Frnt St, Worcester, MA 01608-1425
      View Details
    • Value Estimation
      $3,025,000
      53,784 SF

      306 Main St

      OFFICE BUILDING • 53,784 SF
      306 Main St, Worcester, MA 01608-1550
      View Details
    • Value Estimation
      $1,085,000
      10,986 SF

      165 Southbridge St

      OFFICE BUILDING • 10,986 SF
      165 Southbridge St, Worcester, MA 01608-2045
      View Details
    • Value Estimation
      $24,120,000
      218,422 SF

      90 Frnt St

      OFFICE BUILDING • 218,422 SF
      90 Frnt St, Worcester, MA 01608-1403
      View Details
    • Value Estimation
      $2,075,000
      14,727 SF

      269 Main St

      OFFICE BUILDING • 14,727 SF
      269 Main St, Worcester, MA 01608
      View Details

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    Similar Nearby for Lease

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      5,092 SF

      Class A Office Space Available

      Prime office space in Worcester's Central Business District.
      446 Main St, Worcester, MA 01608
      View Details
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      Worcester Office/Retail Space For Lease

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      Prime Retail and Office Space

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      Worcester Executive Office Space

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    446 Main St
    Worcester, MA 01608
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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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