Entity Owned Property summary
AI-generated overview
65 Elm Street in Worcester, MA is an approximately 8,232-square-foot, three-story professional building configured for medical and office use, with an interior layout previously used as a dental office and suited for dental, medical, or general office tenants with limited build-out needs. The property is located on the corner of Elm Street and West Street, minutes from Park Avenue (Route 9) and Downtown Worcester, and includes two two-bedroom apartments on the third floor.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
8,232 SF
Lot
0.28 ac (12,186 SF)
Zoning code
BO-1
APN
WORC M:03 B:034 L:00001
UPID
US38-1715912
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Dental Office
-
Dental Office
-
Insurance Agency
-
Electric Vehicle Charging Station
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.67M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$2.65M
Owner & transaction history
since 2026
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
BO-1 · Worcester, MA
Top alternative use upside
Restaurant
$1.7M
+71.3%
Auto repair, garage
$1.4M
+40.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.65M
Value range
$2.38M – $2.91M
±10% around blend
Estimated value / SF
$321 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$2.38M
blend $2.65M
$2.91M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,232 SF
Lot area
0.28 ac
Year built
1930
Stories
3
APN
WORC M:03 B:034 L:00001
Zoning
BO-1
Assessed value
$1,233,700
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.71M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.85M
@ 6.5% CAP return
$1.71M
@ 7% CAP return
$1.59M
4
Sales comparison
Partial preview
Sales approach indication
$2.69M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.0 mi away · 6,998 SF
1.2 mi away · 6,736 SF
1.8 mi away · 7,823 SF
1.8 mi away · 7,823 SF
2.6 mi away · 7,944 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.65M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 26 sales
$121
+165%
Submarket 212 sales
$110
+192%
County 740 sales
$110
+192%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $321/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+71%
vs current-use indication
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
4.20%
Implied, in-place cap rate for this other investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.20%
9.0%
NOI (est.)
$140k *
Last sale · Feb 2026
$2.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.33M
Move the market yield to see immediate price impact.
Value / SF
$405
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.70%4.20%4.70%
$126k
$3.41M
$3.00M
$2.68M
$140k
$3.78M
$3.33M
$2.98M
$154k
$4.16M
$3.67M
$3.28M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$650k
0.2 mi · Sep 2025 · $107/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$1,233,700
Assessed 2024
Previous assessed
$1,283,100
-3.9% YoY
Assessed land
$406,100
Assessed improvement
$827,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Total area
8,232 SF
Lot
0.28 ac (12,186 SF)
Zoning code
BO-1
APN
WORC M:03 B:034 L:00001
UPID
US38-1715912
Jurisdiction
WORCESTER
Zoning & alternative use
BO-1 · Worcester, MAZoning BO-1 · permitted uses
BO-1 · Worcester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BO-1
Jurisdiction
Worcester, MA
Recorded code
BO-1
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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