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Property profile & analytics
FOR LEASE
Office buildings
93 Stafford St Worcester, MA 01603
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0406492
For Lease
1 / 10
$3,000/Mo
93 Stafford St, Worcester, MA 01603
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,250 SF
Lot
0.6 ac (26,300 SF)
Zoning code
ML20
APN
WORC M:15 B:029 L:00002
UPID
US38-0406492
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
-
H&R Block Tax Preparation
-
AC3 Chimney Inspection & Chimney Cleaning Services , MA Home Health Care Service
-
Quest Energy Solutions Energy Supplier Gas Company
-
Connections Physical Therapy - Worcester Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.45M
Owner & transaction history
491c Main Street LLC · 4 yrs held
491c Main Street LLC
since 2021
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
ML20 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+66.8%
Auto repair, garage
$1.9M
+37.1%
Retail stores
$1.6M
+17.2%
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 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
$1,215,000
ML approach
$1,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,405,000
Current use
RESTAURANT
$2,340,000
Change: +67% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,925,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$1,645,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,420,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,350,000
Change: -4% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,235,000
Change: -12% · Conversion: Easy
WAREHOUSE, STORAGE
$1,130,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.50M (Dec 30 2021)
Last sale anchor
$1.50M
Dec 30 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
$128 / 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
$40,668
Tax year 2024
Assessed value
$1,353,800
Assessed 2024
Previous assessed
$1,400,500
-3.3% YoY
Effective rate
3.00%
On assessed value
Assessed land
$385,900
Assessed improvement
$967,900
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Total area
11,250 SF
Lot
0.6 ac (26,300 SF)
Zoning code
ML20
APN
WORC M:15 B:029 L:00002
UPID
US38-0406492
Jurisdiction
WORCESTER
Zoning & alternative use
ML20 · Worcester, MA
Zoning ML20 · permitted uses
ML20 · 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
OFFICE BUILDING Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Lot
0.6 ac
Current owner
From public records · entity-resolved
491c Main Street LLC
Entity
Mailing address
130 LOCUST LN, WELLESLEY, MA 02482
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2022
—
491c Main Street LLC
—
Deed
related
$346,000 · Citizens Bank
Dec 30, 2021
$1,500,000
491c Main Street LLC
Pj RT
Quit Claim Arm's Length For Ne States
$1,360,000 · Citizens Bank
Oct 20, 2008
$755,000
Pietro,james J Tr
Aaa Ma Tpke Warehouse RT
Grant Deed
$850,000 · Clinton Savings Bank
May 6, 2005
—
Aaa Mass Tpke Warehoue RT
—
Deed Of Trust
related
$400,000 · Sovereign Bank
Aug 26, 1988
$1,050,000
Aaa Mass Tpk Wrehse RT
Capman Deery Gen Pt
Grant Deed
$904,000 · Bank Of N E Worcester
May 6, 1988
—
Deery Gen Capman
—
Deed Of Trust
related
$175,000 · Zuckerman Family Nomi
Apr 1, 1988
—
Deery Gen Ptshp Capman
—
Deed Of Trust
related
$27,000 · General Electric 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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