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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Turn key restaurants
631 Franklin St, Worcester, MA 01604-1802
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-0733137
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1920
Construction
FRAME
Total area
1,624 SF
Lot
0.95 ac (41,350 SF)
Zoning code
BL-1
APN
WORC M:19 B:008 L:03+04
UPID
US38-0733137
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
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$535k
Blend (final)
Blend
$690k
Owner & transaction history
631 Franklin Street LLC · 2 yrs held
631 Franklin Street LLC
since 2023
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
BL-1 · 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
$725,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$690k
Range $621k – $759k · ±10% · vs last sale $700k (Nov 17 2023)
Last sale anchor
$700k
Nov 17 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
$425 / 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
$16,873
Tax year 2024
Assessed value
$561,700
Assessed 2024
Previous assessed
$561,700
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$393,300
Assessed improvement
$168,400
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Total area
1,624 SF
Lot
0.95 ac (41,350 SF)
Zoning code
BL-1
APN
WORC M:19 B:008 L:03+04
UPID
US38-0733137
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MA
Zoning BL-1 · permitted uses
BL-1 · 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
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
631 Franklin Street LLC
Entity
Free & Clear · 2 yrs held
Mailing address
34 DOLLY DR, WORCESTER, MA 01604-3575
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2024
—
631 Franklin St LLC
—
Deed
related
$5,500,000 · Clinton Savings Bank
Nov 17, 2023
—
631 Franklin Street LLC
Premier Inv Prop LLC
Quit Claim Deed
related
—
Nov 18, 2022
—
Premier Inv Prop LLC
—
Deed
related
$1,450,000 · Webster First Federal Credit Union
Jun 22, 2022
$700,000
Premier Inv Prop LLC
John M Travaglio
Quit Claim Arm's Length For Ne States
—
Nov 29, 2021
—
John Travaglio
—
Deed
related
$360,000 · Lm Capital LLC
Apr 2, 2020
—
John M Travaglio
—
Deed
related
$50,000 · Harvard Funding LLC Harvard Funding LLC
Feb 19, 2020
—
John M Travaglio
John M Travaglio
Quit Claim Deed
related
$300,000 · Harvard Funding LLC
Oct 24, 2016
—
John Travaglio
—
Deed
related
$235,000 · Webster Fivecent Svgs
Aug 29, 2014
$320,000
John M Travaglio
Diliddo,leonard J
Quit Claim Deed
$200,000 · Harvard Fndg LLC
Nov 30, 1992
$30,000
Leonard J Diliddo
Diliddo,lorenzo A
Grant Deed
related
—
—
—
John M Travaglio
—
Deed Of Trust
related
$50,000 · Harvard Funding LLC Harvard Funding LLC
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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