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Property profile & analytics
OFF-MARKET
Estimated value
$3,610,000
Showrooms
95 Lincoln St Worcester, MA 01605-2441
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0569138
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,699 SF
Lot
2.27 ac (98,881 SF)
Zoning code
BL-1
APN
WORC M:01 B:014 L:00001
UPID
US38-0569138
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
-
Mass Counseling Center, Inc. Crisis Center Medical Clinic
-
Michael Foster, LMHC Counselor Doctor
-
Bernstein Robyn L Counselor
-
Berton Jennifer D Counselor
-
Derry-Neely Elaine C Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.30M
Comparable Approach
Comparable
$3.40M
Blend (final)
Blend
$3.61M
Owner & transaction history
Leandro Siqueira · 4 yrs held
Leandro Siqueira
since 2022
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+63.4%
Auto repair, garage
$3.5M
+34.2%
Retail stores
$3.0M
+14.7%
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%
$4,655,000
6.5%
$4,300,000
7%
$3,990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,635,000
Current use
RESTAURANT
$4,305,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,540,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$3,025,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,610,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$2,580,000
Change: -2% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,485,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$3.61M
Range $3.25M – $3.97M · ±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
$174 / 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
$131,497
Tax year 2024
Assessed value
$4,377,400
Assessed 2024
Previous assessed
$4,377,400
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,292,600
Assessed improvement
$3,084,800
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Total area
20,699 SF
Lot
2.27 ac (98,881 SF)
Zoning code
BL-1
APN
WORC M:01 B:014 L:00001
UPID
US38-0569138
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
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Lot
2.27 ac
Current owner
From public records · entity-resolved
Leandro Siqueira
Individual
Mailing address
200 POWELL PL, BRENTWOOD, TN 37027-7699
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 10, 2022
$287,000
Leandro Siqueira
Warren S Oberg 1988 Ft
Quit Claim Arm's Length For Ne States
$886,000 · Qs Lending 2 T
Mar 9, 2021
—
Lincoln Catherine Rlty
—
Deed
related
—
May 21, 2019
—
Lincoln Catharine Realty
—
Deed
related
$1 · Credit Suisse First Boston Fncl Corp
Mar 9, 2018
—
Lincoln Catharine Real
—
Deed
related
—
May 15, 2009
$3,090,000
L Catharine Realty Cor
Snh Medical Off RT
Deed
$9,999,999 · Td Bank NA
Aug 13, 2008
$91,948,929
Hegarty,david J Tr
Mob RT
Grant Deed
—
May 15, 1997
$47,750,000
Mob RT
Lakeside Realty Co
Grant Deed
—
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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