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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Specialty properties
94 Sunderland Rd, Worcester, MA 01604-2458
Entity Owned
16-yr Hold
Free & Clear
Property ID
US38-0221415
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2011
Construction
FRAME
Total area
7,168 SF
Lot
1.14 ac (49,658 SF)
Zoning code
RS-7
APN
WORC M:34 B:08C L:00019
UPID
US38-0221415
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$685k
Owner & transaction history
Seven Hill Cmnty Svcs INC · 16 yrs held
Seven Hill Cmnty Svcs INC
since 2010
3 recorded transactions
Zoning & alternative use
RS-7 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+43.7%
Neighborhood: shopping center
$905,000
+24.2%
Office building
$895,000
+22.7%
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$730,000
Current use
RETAIL STORES
$1,045,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$895,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$860,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$795,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$96 / 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
Assessed value
$1,313,300
Assessed 2024
Previous assessed
$1,073,700
+22.3% YoY
Assessed land
$595,300
Assessed improvement
$718,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2011
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
1
Units
1
Rooms
8
Bathrooms
1
Total area
7,168 SF
Lot
1.14 ac (49,658 SF)
Zoning code
RS-7
APN
WORC M:34 B:08C L:00019
UPID
US38-0221415
Jurisdiction
WORCESTER
Zoning & alternative use
RS-7 · Worcester, MA
Zoning RS-7 · permitted uses
RS-7 · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$730,000
RETAIL STORES
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
OFFICE BUILDING
Est. value
$895,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$795,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2011
Construction
FRAME
Heating
STEAM
Stories
1
Buildings
1
Units
1
Rooms
8
Bathrooms
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Seven Hill Cmnty Svcs INC
Entity
Free & Clear · 16 yrs held
Mailing address
81 HOPE AVE, WORCESTER, MA 01603-2212
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2010
$150,000
Seven Hill Cmnty Svcs INC
Richardson,paul J
Grant Deed
—
Mar 23, 2006
$1
Harold R Richardson
Richardson,ann L
Grant Deed
related
—
Feb 15, 2006
$1
Harold R Richardson
Richardson,ann L
Grant Deed
related
—
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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