Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,455,000
Commercial real estate
90 Madison St Worcester, MA 01608-2058
Individually Owned
31-yr Hold
Free & Clear
Property ID
US38-1755310
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1977
Construction
CONCRETE
Total area
39,727 SF
Lot
3.3 ac (143,748 SF)
Zoning code
BG-6
APN
WORC M:03 B:011 L:00001
UPID
US38-1755310
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
-
Royal Palace Home Furniture Store Glass & Mirror Shop
-
Aaron T. White, CPA Accounting Firm
-
J & J Freight Service Logistics Company
-
Best Driving School Inc & Adult Driving Academy - A Division of Best Driving School Training Center Vocational School
-
Charles S. Pavolis, Attorney At Law Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.03M
Blend (final)
Blend
$4.46M
Owner & transaction history
Szeto Landmark Rlty · 31 yrs held
Szeto Landmark Rlty
since 1995
4 recorded transactions
Zoning & alternative use
BG-6 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.8M
+55.4%
Retail stores
$5.8M
+32.8%
Neighborhood: shopping center
$5.0M
+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)
$4,370,000
Current use
AUTO REPAIR, GARAGE
$6,790,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$5,805,000
Change: +33% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,015,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$4,955,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,765,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,985,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$4.46M
Range $4.01M – $4.90M · ±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
$112 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$184,608
Tax year 2020
Assessed value
$5,949,600
Assessed 2024
Previous assessed
$5,949,600
+0.0% YoY
Effective rate
3.10%
On assessed value
Assessed land
$1,792,400
Assessed improvement
$4,157,200
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1977
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
6
Total area
39,727 SF
Lot
3.3 ac (143,748 SF)
Zoning code
BG-6
APN
WORC M:03 B:011 L:00001
UPID
US38-1755310
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
$4.4M
AUTO REPAIR, GARAGE
Est. value
$6.8M
RETAIL STORES
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
OFFICE BUILDING
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$4.0M
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
1977
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
2
Lot
3.3 ac
Current owner
From public records · entity-resolved
Szeto Landmark Rlty
Individual
Free & Clear · 31 yrs held
Mailing address
90 MADISON ST, WORCESTER, MA 01608-2058
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1995
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
Aug 21, 2024
—
Szeto Lankmark Realty INC
—
Deed
related
$500,000 · Cornerstone Bank
Mar 29, 1995
$1,900,000
Szeto Landmark Rlty
New Seven Hills T
Grant Deed
—
Mar 17, 1995
$1,900,000
Szeto Landmark Rlty
New Seven Hills T
Grant Deed
$1,400,000 · Commerce Bank & Trust
Jun 15, 1989
—
Bro Rlty Callahan
—
Deed Of Trust
related
$68,000 · Worc County Inst Savings
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 90 Madison St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
