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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Specialty properties
631 Lincoln St, Worcester, MA 01605-2010
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1613533
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1970
Construction
STEEL FRAME
Total area
9,482 SF
Lot
0.5 ac (21,797 SF)
Zoning code
BL-1
APN
WORC M:46 B:038 L:00058
UPID
US38-1613533
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
-
Mary Sue Schaefer, Physician Medical Clinic
-
Jayasree Seshadri Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.25M
Owner & transaction history
Ctrl Worcester Rlty LLC · 4 yrs held
Ctrl Worcester Rlty LLC
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+104.6%
Auto repair, garage
$1.6M
+68.2%
Retail stores
$1.4M
+43.7%
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
$1,210,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$965,000
Current use
RESTAURANT
$1,970,000
Change: +105% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,620,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$1,385,000
Change: +44% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,205,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,195,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$1,180,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,140,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.48M (Feb 4 2022)
Last sale anchor
$1.48M
Feb 4 2022
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
$132 / 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
$1,855,300
Assessed 2024
Previous assessed
$1,635,300
+13.5% YoY
Assessed land
$317,200
Assessed improvement
$1,538,100
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Total area
9,482 SF
Lot
0.5 ac (21,797 SF)
Zoning code
BL-1
APN
WORC M:46 B:038 L:00058
UPID
US38-1613533
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.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$965,000
RESTAURANT
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Ctrl Worcester Rlty LLC
Entity
Mailing address
87 ELM ST STE, HOPKINTON, MA 01748-1638
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2025
—
Recovery Realty Group LLC
—
Deed
related
$1,785,000 · Citizens Bank
Mar 25, 2025
—
Recovery Realty Group LLC
—
Deed
related
$1,785,000 · Citizens Bank
Feb 4, 2022
$1,475,000
Ctrl Worcester Rlty LLC
E M Kennedy Cmnty Health
Quit Claim Arm's Length For Ne States
$1,180,000 · Avidia Bank
Aug 8, 2007
$1,100,000
Great Brook Vly Hlth Ctr
Planned Parenthood Leag
Grant Deed
—
Mar 16, 1993
$85,000
Pip Foundation INC
Surabian,albert
Grant Deed
$88,750 · Flagship Bank & Trust
Oct 28, 1992
$450,000
Planned Parenthood Leg
Belanger,albert G
Grant Deed
—
May 27, 1988
$77,900
Sheryl Hayden
Gould Enterprises
Grant Deed
$62,300 · Metrowest Bank
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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