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Property profile & analytics
OFF-MARKET
Estimated value
$38,730,000
Investment properties
600 Main St Worcester, MA 01608-2061
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1643058
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Construction
STEEL FRAME
Total area
241,620 SF
Lot
0.27 ac (11,947 SF)
Zoning code
BG-3
APN
WORC M:03 B:018 L:00017
UPID
US38-1643058
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
-
Arca Nursing Home Retirement Community
-
600 Main St LLC Apartment Building
-
VTT Properties Apartment Building
-
The 6Hundred Real Estate Agency
-
HCG Diet Worcester Weight Loss Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$50.19M
Comparable Approach
Comparable
$36.67M
Blend (final)
Blend
$38.73M
Owner & transaction history
Skymark Owner LLC · 2 yrs held
Skymark Owner LLC
since 2023
Last sale
$41.4M
7 recorded transactions
Zoning & alternative use
BG-3 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$50.3M
+89.1%
Auto repair, garage
$41.3M
+55.4%
Retail stores
$35.3M
+32.8%
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
$35,445,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$54,365,000
6.5%
$50,185,000
7%
$46,600,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$26,575,000
Current use
RESTAURANT
$50,260,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$41,300,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$35,295,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$30,495,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$30,130,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$28,990,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$24,240,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$38.73M
Range $34.86M – $42.60M · ±10% · vs last sale $41.40M (Dec 28 2023)
Last sale anchor
$41.40M
Dec 28 2023
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
$160 / 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
Assessed value
$31,364,000
Assessed 2024
Previous assessed
$31,364,000
+0.0% YoY
Assessed land
$17,774,500
Assessed improvement
$13,589,500
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
24
Units
196
Total area
241,620 SF
Lot
0.27 ac (11,947 SF)
Zoning code
BG-3
APN
WORC M:03 B:018 L:00017
UPID
US38-1643058
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
$26.6M
RESTAURANT
Est. value
$50.3M
AUTO REPAIR, GARAGE
Est. value
$41.3M
RETAIL STORES
Est. value
$35.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$30.5M
OFFICE BUILDING
Est. value
$30.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$29.0M
WAREHOUSE, STORAGE
Est. value
$24.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
24
Buildings
1
Units
196
Lot
0.27 ac
Current owner
From public records · entity-resolved
Skymark Owner LLC
Entity
Mailing address
600 MAIN ST, WORCESTER, MA 01608-2061
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
—
600 Tic Owner I LLC
—
Deed
related
$35,727,000 · Key Bank NA
Dec 28, 2023
—
Skymark Owner LLC
Skymark Owner LLC
Quit Claim Deed
related
—
Dec 28, 2023
$41,400,000
600 Tic Owner I LLC
Skymark Owner LLC
Quit Claim Arm's Length For Ne States
—
Sep 28, 2022
—
Skymark Owner LLC
—
Deed
related
$24,253,000 · Key Bank NA
Oct 23, 2019
$28,880,000
Skymark Owner LLC
600 Main Street LLC
Quit Claim Deed
—
Mar 1, 2018
—
600 Main Strett LLC
—
Deed
related
$15,000,000 · Keybank USA
Feb 26, 2008
—
600 Main Street LLC
—
Deed Of Trust
related
$800,000 · Sovereign Bank
Apr 11, 2003
$14,500
600 Main St LLC
Franklin Square Rlty LLC
Grant Deed
$2,540,000 · Arbor Commercial Mortgage LLC
Dec 30, 1998
$11,300,000
Franklin Square Realty
Condor One INC
Grant Deed
$8,550,000 · Arbor National Mortgage
Oct 6, 1997
$6,100,000
Condor One INC
Urban Vlg Assoc LP
Grant Deed
—
Feb 2, 1990
$225,000
Urban Vlg Assoc Ltd
Russell Block Assoc
Grant Deed
—
Nov 4, 1987
—
Worcester Land Co INC
—
Deed Of Trust
related
$2,400,000 · Baybank Middlesex
—
—
600 Main Strett LLC
—
Deed Of Trust
related
$15,000,000 · Keybank USA
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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