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Property profile & analytics
OFF-MARKET
Estimated value
$2,920,000
Investment properties
72 Franklin St Worcester, MA 01608-1903
Entity Owned
17-yr Hold
Absentee Owner
Property ID
US38-0587195
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
28,300 SF
Lot
0.22 ac (9,701 SF)
Zoning code
BG-6
APN
WORC M:03 B:012 L:00005
UPID
US38-0587195
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
-
World-Wide Business Center Business Service Center Corporate Office
-
Bancroft Hall Becker College High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.71M
Blend (final)
Blend
$2.92M
Owner & transaction history
Worc Franklin Holding LLC · 17 yrs held
Worc Franklin Holding LLC
since 2008
7 recorded transactions
Zoning & alternative use
BG-6 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.8M
+55.4%
Retail stores
$4.1M
+32.8%
Neighborhood: shopping center
$3.6M
+14.8%
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
COMMERCIAL (GENERAL)
$3,115,000
Current use
AUTO REPAIR, GARAGE
$4,835,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$4,135,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,570,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$3,530,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,395,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,840,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.92M
Range $2.63M – $3.21M · ±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
$103 / 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
$2,890,700
Assessed 2024
Previous assessed
$2,649,900
+9.1% YoY
Assessed land
$148,200
Assessed improvement
$2,742,500
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
4
Units
42
Total area
28,300 SF
Lot
0.22 ac (9,701 SF)
Zoning code
BG-6
APN
WORC M:03 B:012 L:00005
UPID
US38-0587195
Jurisdiction
WORCESTER
Zoning & alternative use
BG-6 · Worcester, MA
Zoning BG-6 · permitted uses
BG-6 · 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
COMMERCIAL (GENERAL) Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$4.8M
RETAIL STORES
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Stories
4
Buildings
1
Units
42
Lot
0.22 ac
Current owner
From public records · entity-resolved
Worc Franklin Holding LLC
Entity
Mailing address
50 FRANKLIN ST STE #400, BOSTON, MA 02110-1306
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2024
—
Worcester Franklin Hldg
—
Deed
related
$2,500,000 · First Boston Construction Holdings LLC
Jun 30, 2021
—
Worcester Franklin Hldg
—
Deed
related
$11,350,000 · Salem Five Cents Savings Bank
May 28, 2021
—
Worcester Franklin Hldg
—
Deed
related
$3,000,000 · Northern Bank & Trust Co
Mar 12, 2020
—
Worcester Franklin Hldgs
—
Deed
related
$5,500,000 · Northern Bank & Trust Co
Dec 30, 2008
$1
Worc Franklin Holding LLC
Worcester Commons LLC
Grant Deed
related
—
Aug 12, 2005
$1,500,000
Worcester Commons LLC
72 Franklin St Nt
Deed
$2,080,000 · Citizens Bank Of Ma
Jan 22, 1999
$950,000
72 Franklin St. Nt
72-84 Park St T
Grant Deed
$760,000 · Webster First FCU
Jun 7, 1995
—
72-84 Park Street Tr
—
Deed Of Trust
related
$40,000 · Wayne S Lyon
Jun 6, 1995
$522,700
72-84 Park Street Tr
Lyon,mark S
Grant Deed
—
Mar 23, 1994
$525,000
Franklin St T 72
Metro Commerce Re
Grant Deed
$446,250 · Commerce Bank & Trust
Oct 15, 1993
—
Commerce R E Metro
—
Deed Of Trust
related
$6,000,000 · Commerce Bank & Trust
Oct 2, 1991
$1,100,000
Comm Real Est Metro
Kooyomjian,edward
Grant Deed
—
Sep 26, 1990
—
Edward Kooyomjian
—
Deed Of Trust
related
$25,000 · Commerce Bank & Trust
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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