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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Investment properties
50 Water St Worcester, MA 01604-5031
Entity Owned
11-yr Hold
Property ID
US38-0925786
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,343 SF
Lot
0.15 ac (6,380 SF)
Zoning code
BG-3
APN
WORC M:04 B:021 L:00001
UPID
US38-0925786
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$700k
Owner & transaction history
Amici On Canal LLC · 11 yrs held
Amici On Canal LLC
since 2014
7 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+54.2%
Retail stores
$925,000
+31.8%
Neighborhood: shopping center
$800,000
+13.9%
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
COMMERCIAL (GENERAL)
$705,000
Current use
AUTO REPAIR, GARAGE
$1,085,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$925,000
Change: +32% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$800,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$790,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$760,000
Change: +8% · Conversion: Moderate
WAREHOUSE, STORAGE
$635,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$110 / 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 2015Property tax & assessments
Tax year 2015
Tax billed
$11,372
Tax year 2015
Assessed value
$667,000
Assessed 2024
Previous assessed
$731,000
-8.8% YoY
Effective rate
1.70%
On assessed value
Assessed land
$288,400
Assessed improvement
$378,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Total area
6,343 SF
Lot
0.15 ac (6,380 SF)
Zoning code
BG-3
APN
WORC M:04 B:021 L:00001
UPID
US38-0925786
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
COMMERCIAL (GENERAL) Current
Est. value
$705,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$800,000
OFFICE BUILDING
Est. value
$790,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$635,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Amici On Canal LLC
Entity
Mailing address
1 KELLEY SQ STE, WORCESTER, MA 01610-2754
Ownership since
2014
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
Jan 6, 2022
—
Amici On Canal LLC
—
Deed
related
$480,000 · Hometown Bank
Mar 3, 2020
—
Amici On Canal LLC
—
Deed
related
$410,000 · Unibank For Savings
Jun 30, 2016
—
Amici On Canal LLC
—
Deed
related
$30,000 · Miscellaneous Govt Agcy
Aug 6, 2014
$300,000
Amici On Canal LLC
Baystate Investment Fund
Quit Claim Deed
—
Aug 1, 2013
—
Bay State Invst Fund LLC
Water Canal LLC
Quit Claim Deed
related
—
Mar 20, 2013
$100,000
Water Canal LLC
Ehrenwald,serilee
Grant Deed
—
Jul 22, 2011
$1
Serilee Ehrenwald
Goldman Sylvia C Est
Grant Deed
—
—
—
Amici On Canal LLC
—
Deed Of Trust
related
$30,000 · Miscellaneous Govt Agcy
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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