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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Life science properties
55 Un St, Worcester, MA 01608-1129
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-0401607
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
50,440 SF
Lot
0.23 ac (9,881 SF)
Zoning code
ML40
APN
WORC M:02 B:004 L:00006
UPID
US38-0401607
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
-
Biotrofix, Inc. Corporate Office
-
Blue Ocean Biomanufacturing Association Or Organization
-
Vivopath LLC Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$1.73M
Owner & transaction history
Tdg Union Street LLC · 17 yrs held
Tdg Union Street LLC
since 2008
5 recorded transactions
Zoning & alternative use
ML40 · 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
Method
Estimation
Statistic approach
by Request
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$2,770,000
Current use
COMMERCIAL (GENERAL)
$2,260,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.73M
Range $1.55M – $1.90M · ±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
$34 / 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
$140,782
Tax year 2024
Assessed value
$4,686,500
Assessed 2024
Previous assessed
$4,017,400
+16.7% YoY
Effective rate
3.00%
On assessed value
Assessed land
$268,300
Assessed improvement
$4,418,200
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
4
Total area
50,440 SF
Lot
0.23 ac (9,881 SF)
Zoning code
ML40
APN
WORC M:02 B:004 L:00006
UPID
US38-0401607
Jurisdiction
WORCESTER
Zoning & alternative use
ML40 · Worcester, MA
Zoning ML40 · permitted uses
ML40 · 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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.3M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
COMMERCIAL (GENERAL)
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
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
4
Buildings
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Tdg Union Street LLC
Entity
Mailing address
57 SUFFOLK ST STE #200, HOLYOKE, MA 01040-5015
Ownership since
2008
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
Jan 31, 2020
—
Tdg Union Street LLC
—
Deed
related
$19,000,000 · Unibank For Savings
Sep 29, 2008
$3,900,000
Tdg Union Street LLC
Charles River Labor INC
Grant Deed
$4,090,000 · Unibank For Savings
Jun 27, 1997
—
Gtc Mason Laboratories
—
Deed Of Trust
related
$5,000,000 · Zions First National Bank
Jan 17, 1992
—
55 Union St. RT
—
Deed Of Trust
related
$567,000 · Flagship Bank & Trust
Aug 6, 1990
$420,000
55 Union St. RT
S F Trust
Grant Deed
$350,000 · Zenon Grzybowski
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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