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Property profile & analytics
OFF-MARKET
Estimated value
$13,265,000
Warehouses
640 Lincoln St Worcester, MA 01605-2058
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1480983
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1965
Construction
STEEL FRAME
Total area
139,379 SF
Lot
8.59 ac (374,180 SF)
Zoning code
ML-.5
APN
WORC M:46 B:048 L:00003
UPID
US38-1480983
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
-
Habitat for Humanity MetroWest/Greater Worcester ReStore Charitable Organization Social Service Agency
-
Greenwood Industries, Inc. Roofing Company General Contractor
-
Reliant Medical Group Research Department Medical Clinic
-
Bees & Thank You Restaurant
-
Mission Worcester Cannabis Dispensary (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.14M
Blend (final)
Blend
$13.27M
Owner & transaction history
640 Lincoln Street LLC · 12 yrs held
640 Lincoln Street LLC
since 2014
4 recorded transactions
Zoning & alternative use
ML-.5 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$20.4M
+45.6%
Commercial (general)
$17.7M
+26.9%
Neighborhood: shopping center
$17.6M
+25.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,985,000
Current use
RETAIL STORES
$20,360,000
Change: +46% · Conversion: Moderate
COMMERCIAL (GENERAL)
$17,745,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,590,000
Change: +26% · Conversion: Moderate
OFFICE BUILDING
$17,380,000
Change: +24% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$16,725,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$13.27M
Range $11.94M – $14.59M · ±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
$95 / 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
$250,320
Tax year 2024
Assessed value
$8,332,900
Assessed 2024
Previous assessed
$7,261,600
+14.8% YoY
Effective rate
3.00%
On assessed value
Assessed land
$890,500
Assessed improvement
$7,442,400
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1965
Construction
STEEL FRAME
Heating
ELECTRIC
Buildings
1
Stories
1
Total area
139,379 SF
Lot
8.59 ac (374,180 SF)
Zoning code
ML-.5
APN
WORC M:46 B:048 L:00003
UPID
US38-1480983
Jurisdiction
WORCESTER
Zoning & alternative use
ML-.5 · Worcester, MAZoning ML-.5 · permitted uses
ML-.5 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$14.0M
RETAIL STORES
Est. value
$20.4M
COMMERCIAL (GENERAL)
Est. value
$17.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.6M
OFFICE BUILDING
Est. value
$17.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.7M
WAREHOUSE, STORAGE Current
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
1965
Construction
STEEL FRAME
Heating
ELECTRIC
Stories
1
Buildings
1
Lot
8.59 ac
Current owner
From public records · entity-resolved
640 Lincoln Street LLC
Entity
Mailing address
133 PEARL ST STE #400, BOSTON, MA 02110-2499
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2014
$2,100,000
640 Lincoln Street LLC
640 Lincoln St Assoc L
Foreclosure
related
$2,000,000 · Spencer Savings Bank Sla
Mar 18, 2003
$6,325,000
640 Lincoln St. Assoc LP
Ag Gfi Worcester INC
Grant Deed
$4,400,000 · Banknorth NA
Feb 23, 2001
—
Ag Gfi Worcester INC
—
Deed Of Trust
related
$4,500,000 · Medford Savings Bank
Jan 3, 2001
$5,800,000
Ag Gfi Worcester INC
Jamesbury INC
Grant Deed
—
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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