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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
7 Cummington Rd, Worthington, MA 01098-9799
Individually Owned
31-yr Hold
Property ID
US38-0767963
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1998
Construction
FRAME
Total area
3,852 SF
Lot
2.7 ac (117,612 SF)
APN
WORT M:0406 B:0000 L:94
UPID
US38-0767963
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
$340k
CAP Approach
CAP
$570k
Comparable Approach
Comparable
$729k
Blend (final)
Blend
$560k
Owner & transaction history
James Downey · 31 yrs held
James Downey
since 1994
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$735,000
+32.8%
Retail stores
$600,000
+8.1%
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 Worthington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Worthington 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
$340,000
CAP Approach
CAP Return
Estimation
6%
$615,000
6.5%
$570,000
7%
$525,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Current use
OFFICE BUILDING
$735,000
Change: +33% · Conversion: Easy
RETAIL STORES
$600,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$145 / 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
$9,264
Tax year 2024
Assessed value
$641,100
Assessed 2024
Previous assessed
$564,200
+13.6% YoY
Effective rate
1.45%
On assessed value
Assessed land
$51,100
Assessed improvement
$590,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
8
Bathrooms
6
Total area
3,852 SF
Lot
2.7 ac (117,612 SF)
APN
WORT M:0406 B:0000 L:94
UPID
US38-0767963
Jurisdiction
WORTHINGTON
Zoning & alternative use
Zoning · permitted uses
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
COMMERCIAL (GENERAL) Current
Est. value
$555,000
OFFICE BUILDING
Est. value
$735,000
RETAIL STORES
Est. value
$600,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1998
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
8
Bathrooms
6
Lot
2.7 ac
Current owner
From public records · entity-resolved
James Downey
Individual
Mailing address
PO BOX 543, WORTHINGTON, MA 01098-0543
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2003
—
James S Downey
—
Deed Of Trust
related
$50,000 · Fleet National Bank
Mar 20, 1998
—
James S Downey
—
Deed Of Trust
related
$53,000 · Springfield Inst For Saving
Oct 20, 1994
$75,000
James Downey
Sears,james
Grant Deed
$60,000 · Springfield Inst For Saving
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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