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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Showrooms
48 Elm St, Worcester, MA 01609-2541
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0911634
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,598 SF
Lot
1.1 ac (47,916 SF)
Zoning code
BO-1
APN
WORC M:03 B:029 L:004+9
UPID
US38-0911634
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
-
Wilson Yushan Lisa MD Physician
-
Tevyah J Dines Dental Office
-
Susan Foley Physician
-
Michelle Fleck Physician
-
Dr. Tevyah Dines Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$1.44M
Owner & transaction history
Hilltop Group Hldg LLC · 4 yrs held
Hilltop Group Hldg LLC
since 2022
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
BO-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+3.9%
Office building
$2.1M
+2.7%
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
$1,350,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,015,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,095,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$2,070,000
Change: +3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,990,000
Change: -1% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,665,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±10% · vs last sale $1.65M (Feb 3 2022)
Last sale anchor
$1.65M
Feb 3 2022
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
$86 / 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
$58,572
Tax year 2024
Assessed value
$1,949,800
Assessed 2024
Previous assessed
$2,594,200
-24.8% YoY
Effective rate
3.00%
On assessed value
Assessed land
$724,800
Assessed improvement
$1,225,000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
2
Total area
16,598 SF
Lot
1.1 ac (47,916 SF)
Zoning code
BO-1
APN
WORC M:03 B:029 L:004+9
UPID
US38-0911634
Jurisdiction
WORCESTER
Zoning & alternative use
BO-1 · Worcester, MA
Zoning BO-1 · permitted uses
BO-1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Buildings
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Hilltop Group Hldg LLC
Entity
Mailing address
1 KELLEY SQ STE #13, WORCESTER, MA 01610-2752
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2022
$1,650,000
Hilltop Group Hldg LLC
48 Elm Associates LLC
Quit Claim Arm's Length For Ne States
$650,000 · 48 Elm Associates LLC
Mar 1, 1999
—
48 Elm Assoc LLC
—
Deed Of Trust
related
$450,000 · Metrowest Bank
Jun 26, 1998
—
48 Elm St. RT
—
Deed Of Trust
related
$750,000 · Metrowest Bank
Dec 29, 1992
—
48 Elm St. RT
—
Deed Of Trust
related
$640,000 · Flagship Bank & Trust
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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