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Property profile & analytics
OFF-MARKET
Estimated value
$6,055,000
Office buildings
801 Worcester St, Natick, MA 01760-2099
Entity Owned
Free & Clear
Property ID
US38-1489277
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
FRAME
Total area
24,800 SF
Lot
2.85 ac (124,146 SF)
Zoning code
HM-II
APN
NATI M:00000019 P:0000022J
UPID
US38-1489277
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
-
Express Rооfеrs - Rооf Rераіr & Rерlасе Sеrvісе Corporate Office
-
Express Air Inc Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.00M
Blend (final)
Blend
$6.06M
Owner & transaction history
Golf City LLC
Golf City LLC
since 2026
4 recorded transactions
Zoning & alternative use
HM-II · Natick, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.2M
+51.1%
Auto repair, garage
$7.0M
+46.4%
Neighborhood: shopping center
$6.9M
+44.2%
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 Natick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Natick 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
OFFICE BUILDING
$4,765,000
Current use
RESTAURANT
$7,200,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,980,000
Change: +46% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,870,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$6,685,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,410,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,715,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$6.06M
Range $5.45M – $6.66M · ±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
$244 / 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
$65,991
Tax year 2024
Assessed value
$5,382,600
Assessed 2024
Previous assessed
$5,382,600
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,868,800
Assessed improvement
$2,513,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
1
Total area
24,800 SF
Lot
2.85 ac (124,146 SF)
Zoning code
HM-II
APN
NATI M:00000019 P:0000022J
UPID
US38-1489277
Jurisdiction
NATICK
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
HM-II · Natick, MA
Zoning HM-II · permitted uses
HM-II · Natick, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Natick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.8M
RESTAURANT
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$7.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
RETAIL STORES
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
1
Lot
2.85 ac
Current owner
From public records · entity-resolved
Golf City LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1 VISION DR, NATICK, MA 01760-2083
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2026
—
Golf City LLC
Golf City Holding LLC
Quitclaim Deed
related
—
Dec 12, 2025
$7,000,000
Golf City Hld LLC
One Vision Drive LLC
Deed
—
Jul 27, 2007
$1,700,000
1 Vision Drive LLC
Gutierrez Co
Grant Deed
—
Sep 11, 1995
$43,502
Gutierrez Co
Mass Comm Of
Grant Deed
—
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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