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Property profile & analytics
OFF-MARKET
Commercial real estate
545 Cutoff Worcester, MA 01607-1766
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US38-0459046
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
1.7 ac (74,052 SF)
Zoning code
ML-.5
APN
WORC M:29 B:029 L:0012A
UPID
US38-0459046
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
-
Asian Reflexology & Acupressure Alternative Medicine Practice Spa & Massage Center
-
Happy Nails & Spa Nail Salon
-
Salon Rae Cal Hair Salon
-
Subway Take-out & Catering
-
Family Table Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Southwest Properties · 23 yrs held
Southwest Properties
since 2002
5 recorded transactions
Zoning & alternative use
ML-.5 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2020Property tax & assessments
Tax year 2020
Tax billed
$48,830
Tax year 2020
Assessed value
$1,480,400
Assessed 2024
Previous assessed
$1,324,300
+11.8% YoY
Effective rate
3.30%
On assessed value
Assessed land
$764,800
Assessed improvement
$715,600
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
2
Lot
1.7 ac (74,052 SF)
Zoning code
ML-.5
APN
WORC M:29 B:029 L:0012A
UPID
US38-0459046
Jurisdiction
WORCESTER
Zoning & alternative use
ML-.5 · Worcester, MA
Zoning ML-.5 · permitted uses
ML-.5 · 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.
Building & site characteristics
From public records
Heating
NONE
Buildings
2
Lot
1.7 ac
Current owner
From public records · entity-resolved
Southwest Properties
Entity
Mailing address
PO BOX 483, BOYLSTON, MA 01505-0483
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2012
—
Southwest Roperties LLC
—
Deed Of Trust
related
$1,200,000 · United Bank
Oct 5, 2011
—
Southwest Props LLC
—
Deed Of Trust
related
$1,000,000 · United Bank
Nov 1, 2002
$944,610
Southwest Properties
Southwest Holdings Ltd
Grant Deed
related
$760,000 · Commonwealth National Bank
Apr 30, 1996
—
Southwest Holdings Ltd
—
Deed Of Trust
related
$375,000 · Country Bank
Jun 11, 1993
$425,000
Southwest Holdings Ltd
Southwest Plaza Assoc
Grant 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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