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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Residential income homes
65 Cedar St, Worcester, MA 01609-1911
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1452133
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1870
Construction
FRAME
Total area
7,934 SF
Lot
0.38 ac (16,591 SF)
Zoning code
RL-7
APN
WORC M:02 B:048 L:00023
UPID
US38-1452133
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
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$560k
Blend (final)
Blend
$570k
Owner & transaction history
Hampton Properties LLC · 4 yrs held
Hampton Properties LLC
since 2022
Last sale
$625,000
5 recorded transactions
Zoning & alternative use
RL-7 · 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
$510,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$795,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $625k (Jan 20 2022)
Last sale anchor
$625k
Jan 20 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
$72 / 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
$9,841
Tax year 2024
Assessed value
$715,700
Assessed 2024
Previous assessed
$620,800
+15.3% YoY
Effective rate
1.38%
On assessed value
Assessed land
$142,400
Assessed improvement
$573,300
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1870
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
14
Total area
7,934 SF
Lot
0.38 ac (16,591 SF)
Zoning code
RL-7
APN
WORC M:02 B:048 L:00023
UPID
US38-1452133
Jurisdiction
WORCESTER
Zoning & alternative use
RL-7 · Worcester, MA
Zoning RL-7 · permitted uses
RL-7 · 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
WAREHOUSE, STORAGE
Est. value
$795,000
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
1870
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
14
Lot
0.38 ac
Current owner
From public records · entity-resolved
Hampton Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
900 CUMMINGS CTR STE 226U, BEVERLY, MA 01915-6183
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2022
—
Hampton Properties LLC
C&s Cedar Street Hsng LLC
Quit Claim Deed
related
—
May 6, 2021
—
Becker College
—
Deed
related
$30,973,750 · Hawks Creditors Trust
Apr 28, 2021
$625,000
C&s Cedar St Housing LLC
Hampton Properties LLC
Quit Claim Arm's Length For Ne States
—
Aug 18, 2020
$350,000
Hampton Props LLC
Clg Becker
Quit Claim Deed
—
Dec 13, 2006
—
Becker College
—
Deed Of Trust
related
$14,582,968 · Sovereign 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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