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Property profile & analytics
OFF-MARKET
Estimated value
$15,025,000
Super regional malls
841 Worcester St Natick, MA 01760-2016
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-0955013
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
88,314 SF
Lot
7.23 ac (314,982 SF)
Zoning code
CII
APN
NATI M:00000019 P:0000018A
UPID
US38-0955013
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
-
Breton Property Group Property Management Company
-
Red Panda Realty Real Estate Agency
-
Natick Taxi to Logan Airport Freight Service Logistics Company
-
Lab Express Management Production Facility
-
EES Co (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.03M
Owner & transaction history
Frlp 937 LLC · 15 yrs held
Frlp 937 LLC
since 2011
2 recorded transactions
Zoning & alternative use
CII · Natick, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$24.9M
+1.6%
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
NEIGHBORHOOD: SHOPPING CENTER
$24,470,000
Current use
AUTO REPAIR, GARAGE
$24,855,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$23,810,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$22,820,000
Change: -7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$20,350,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$15.03M
Range $13.52M – $16.53M · ±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
$170 / 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
$220,663
Tax year 2024
Assessed value
$17,998,600
Assessed 2024
Previous assessed
$17,998,600
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,702,100
Assessed improvement
$11,296,500
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
9
Rooms
1
Total area
88,314 SF
Lot
7.23 ac (314,982 SF)
Zoning code
CII
APN
NATI M:00000019 P:0000018A
UPID
US38-0955013
Jurisdiction
NATICK
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CII · Natick, MA
Zoning CII · permitted uses
CII · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$24.5M
AUTO REPAIR, GARAGE
Est. value
$24.9M
RETAIL STORES
Est. value
$23.8M
COMMERCIAL (GENERAL)
Est. value
$22.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.4M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
9
Rooms
1
Lot
7.23 ac
Current owner
From public records · entity-resolved
Frlp 937 LLC
Entity
Mailing address
545 BOYLSTON ST FL, BOSTON, MA 02116-3606
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2011
$1
Frlp 937 LLC
Finard Realty LLC
Grant Deed
—
Apr 15, 2011
—
Frlp 937 LLC
—
Grant Deed
related
$10,000,000 · Principal Life Ins
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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