Entity Owned 
For Lease
1 / 15
$505,000
5 Massasoit Rd Worcester MA 01604, Worcester, MA 01604
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Property summary
AI-generated overview
This Worcester, Massachusetts commercial property consists of 2,075 square feet of retail space located on Grafton Street in a high-traffic corridor with surrounding businesses, banks, and retail uses. The unit is characterized by a large window storefront and an open floor plan that can accommodate displays, seating, or storage. It includes a private bathroom, and it provides convenient street parking nearby. The space is adaptable for multiple commercial uses such as retail, café operations, or office use. Public and utility details are typical of a leased retail unit, with utilities including electric, taxes, water, sewer, and heat generally handled by the tenant.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
4,550 SF
Lot
0.09 ac (4,053 SF)
Zoning code
BL-1
APN
WORC M:34 B:001 L:00021
UPID
US38-1180425
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$502k
Blend (final)
Blend
$505k
Owner & transaction history
since 2025
Last sale
$590,000
4 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Top alternative use upside
Auto repair, garage
$780,000
+54.2%
Retail stores
$665,000
+31.8%
Neighborhood: shopping center
$575,000
+13.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$505k
Value range
$455k – $556k
±10% around blend
Estimated value / SF
$111 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$455k
blend $505k
$556k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,550 SF
Lot area
0.09 ac
Year built
1920
Stories
3
APN
WORC M:34 B:001 L:00021
Zoning
BL-1
Assessed value
$465,600
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$925k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.9 mi away · 4,578 SF
1.6 mi away · 3,853 SF
1.9 mi away · 4,608 SF
2.0 mi away · 3,680 SF
2.2 mi away · 4,206 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$505k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$111
+0%
Submarket 212 sales
$110
+1%
County 740 sales
$110
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $111/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+54%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$590k
Move the market yield to see immediate price impact.
Value / SF
$130
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$37k
$743k
$531k
$413k
$41k
$826k
$590k
$459k
$45k
$909k
$649k
$505k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$655k
0.5 mi · Nov 2025 · $115/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$465,600
Assessed 2024
Previous assessed
$583,300
-20.2% YoY
Assessed land
$130,200
Assessed improvement
$335,400
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Total area
4,550 SF
Lot
0.09 ac (4,053 SF)
Zoning code
BL-1
APN
WORC M:34 B:001 L:00021
UPID
US38-1180425
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MAZoning BL-1 · permitted uses
BL-1 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BL-1
Jurisdiction
Worcester, MA
Recorded code
BL-1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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