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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Investment properties
8 Worcester St, Grafton, MA 01519-1143
Entity Owned
9-yr Hold
Property ID
US38-1153913
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Total area
5,992 SF
Lot
0.38 ac (16,553 SF)
Zoning code
R2
APN
GRAF M:0065 B:0000 L:0100.0
UPID
US38-1153913
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$591k
Blend (final)
Blend
$535k
Owner & transaction history
Bushel LLC · 9 yrs held
Bushel LLC
since 2017
7 recorded transactions
Zoning & alternative use
R2 · Grafton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$815,000
+23.6%
Neighborhood: shopping center
$755,000
+14.7%
Apartment house (5+ units)
$720,000
+9.0%
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 Grafton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grafton 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)
$660,000
Current use
OFFICE BUILDING
$815,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$755,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$720,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$600,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$89 / 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
$8,836
Tax year 2024
Assessed value
$617,500
Assessed 2024
Previous assessed
$546,900
+12.9% YoY
Effective rate
1.43%
On assessed value
Assessed land
$200,100
Assessed improvement
$417,400
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
1850
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
4
Bathrooms
1
Total area
5,992 SF
Lot
0.38 ac (16,553 SF)
Zoning code
R2
APN
GRAF M:0065 B:0000 L:0100.0
UPID
US38-1153913
Jurisdiction
GRAFTON
Zoning & alternative use
R2 · Grafton, MA
Zoning R2 · permitted uses
R2 · Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grafton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$660,000
OFFICE BUILDING
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$755,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$720,000
WAREHOUSE, STORAGE
Est. value
$600,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1850
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
4
Bathrooms
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Bushel LLC
Entity
Mailing address
26 CREEPER HL RD, NORTH GRAFTON, MA 01536-1402
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2024
—
Bushel LLC
—
Deed
related
$200,000 · Homefield Credit Union
Jul 30, 2020
—
Bushel LLC
—
Deed
related
$985,000 · Homefield Cu
Feb 13, 2017
$490,000
Bushel LLC
Rossetti,richard A
Quit Claim Deed
$870,000 · Homefield Cu
Jan 7, 2014
—
Richard A Rossetti
Rossetti,richard A
Quit Claim Deed
related
—
Mar 19, 2013
—
Richard A Rossetti
—
Deed Of Trust
related
$250,000 · Grafton Suburban Cu
Apr 2, 2012
$1
Richard A Rossetti
Frances B Rossetti T
Grant Deed
related
—
Sep 29, 1997
—
Domennick J Rossetti
—
Deed Of Trust
related
$75,000 · Unibank For Savings
—
—
Bushel LLC
—
Deed Of Trust
related
$985,000 · Homefield Cu
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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