Entity Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
34,843 SF
Lot
0.32 ac (13,804 SF)
Zoning code
BG-6
APN
WORC M:03 B:19A L:08-11
UPID
US38-1554827
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Charitable Organization Social Service Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.00M
CAP Approach
CAP
$7.24M
Comparable Approach
Comparable
$5.29M
Blend (final)
Blend
$6.00M
Owner & transaction history
since 2024
Last sale
$6.0M
4 recorded transactions
Zoning & alternative use
BG-6 · Worcester, MA
Top alternative use upside
Restaurant
$7.3M
+89.1%
Auto repair, garage
$6.0M
+55.4%
Retail stores
$5.1M
+32.8%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.00M
Value range
$5.40M – $6.60M
±10% around blend
Estimated value / SF
$172 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$5.40M
blend $6.00M
$6.60M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
34,843 SF
Lot area
0.32 ac
Year built
1900
Stories
5
APN
WORC M:03 B:19A L:08-11
Zoning
BG-6
Assessed value
$5,365,300
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.24M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.84M
@ 6.5% CAP return
$7.24M
@ 7% CAP return
$6.72M
4
Sales comparison
Partial preview
Sales approach indication
$5.29M
Range $2.44M – $5.29M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 212 sales
$110
+57%
County 740 sales
$110
+56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $172/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+89%
vs current-use indication
Auto Repair, Garage
Retail Stores
Neighborhood: Shopping Center
Office Building
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
Modeled
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: income and sales evidence cover the value conclusion.
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
Market rates by use type
PDF export
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Overview
Implied cap rate
7.80%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.80%
9.0%
NOI (est.)
$420k *
Last sale · Jan 2024
$6.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.38M
Move the market yield to see immediate price impact.
Value / SF
$155
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
7.30%7.80%8.30%
$378k
$5.18M
$4.85M
$4.55M
$420k
$5.75M
$5.38M
$5.06M
$462k
$6.33M
$5.92M
$5.57M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$5,365,300
Assessed 2024
Previous assessed
$5,365,300
+0.0% YoY
Assessed land
$562,500
Assessed improvement
$4,802,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Buildings
1
Stories
5
Units
45
Total area
34,843 SF
Lot
0.32 ac (13,804 SF)
Zoning code
BG-6
APN
WORC M:03 B:19A L:08-11
UPID
US38-1554827
Jurisdiction
WORCESTER
Zoning & alternative use
BG-6 · Worcester, MAZoning BG-6 · permitted uses
BG-6 · 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
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Stories
5
Buildings
1
Units
45
Lot
0.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BG-6
Jurisdiction
Worcester, MA
Recorded code
BG-6
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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