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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Retail space
922 Grafton St Worcester, MA 01604-2006
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-2013701
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,964 SF
Lot
0.28 ac (12,000 SF)
Zoning code
BL-1
APN
WORC M:34 B:019 L:00025
UPID
US38-2013701
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
-
Asha Eyebrow Threading Salon Hair Salon Nail Salon
-
Ntrigue Salon Hair Salon
-
Empress Envy Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
$625k
Comparable Approach
Comparable
$539k
Blend (final)
Blend
$550k
Owner & transaction history
Arrastia Holdings INC · 4 yrs held
Arrastia Holdings INC
since 2021
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$505,000
+17.0%
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 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
$680,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
$680,000
6.5%
$625,000
7%
$580,000
Alternative Use
Use
Estimation
RETAIL STORES
$435,000
Current use
AUTO REPAIR, GARAGE
$505,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$375,000
Change: -14% · Conversion: Moderate
OFFICE BUILDING
$370,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Oct 25 2021)
Last sale anchor
$550k
Oct 25 2021
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
$186 / 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
$14,233
Tax year 2024
Assessed value
$473,800
Assessed 2024
Previous assessed
$425,000
+11.5% YoY
Effective rate
3.00%
On assessed value
Assessed land
$213,200
Assessed improvement
$260,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Units
2
Rooms
8
Bathrooms
3
Total area
2,964 SF
Lot
0.28 ac (12,000 SF)
Zoning code
BL-1
APN
WORC M:34 B:019 L:00025
UPID
US38-2013701
Jurisdiction
WORCESTER
Zoning & alternative use
BL-1 · Worcester, MA
Zoning BL-1 · permitted uses
BL-1 · 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
RETAIL STORES Current
Est. value
$435,000
AUTO REPAIR, GARAGE
Est. value
$505,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$375,000
OFFICE BUILDING
Est. value
$370,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Units
2
Rooms
8
Bathrooms
3
Lot
0.28 ac
Current owner
From public records · entity-resolved
Arrastia Holdings INC
Entity
Mailing address
922 GRAFTON ST, WORCESTER, MA 01604-2006
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jul 18, 2023
—
Arrastia Holdings INC
—
Deed
related
$436,000 · Rockland Trust Co
Oct 25, 2021
$550,000
Arrastia Holdings INC
Elli T
Quit Claim Arm's Length For Ne States
$540,000 · Crf Small Business Lo
Aug 6, 2018
—
T Elli
Elli
Quit Claim Deed
related
$301,000 · Velocity Com'l Cap
Aug 17, 2017
—
Elli Trust
—
Deed
related
$350,000 · Endeavor Cap
Feb 3, 2014
—
Elli RT
Winter Village LLC
Quit Claim Deed
related
—
Jun 19, 2007
$290,000
Winter Village LLC
Chacharone,james
Grant Deed
—
Mar 6, 2003
$225,000
James Chacharone
Delorme,lorraine M
Grant Deed
$125,000 · Webster Five Cents Sav Bank
—
—
Elli Trust
—
Deed Of Trust
related
$350,000 · Endeavor Cap
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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