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Property profile & analytics
OFF-MARKET
Turn key restaurants
990 Grafton St Worcester, MA 01604-2034
Entity Owned
18-yr Hold
Free & Clear
Property ID
US38-1067510
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,208 SF
Lot
2.2 ac (95,832 SF)
Zoning code
BL-1
APN
WORC M:34 B:025 L:22+27
UPID
US38-1067510
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
-
Dunkin' Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vsmt Realty LLC · 18 yrs held
Vsmt Realty LLC
since 2008
7 recorded transactions
Zoning & alternative use
BL-1 · Worcester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$37,196
Tax year 2024
Assessed value
$1,238,200
Assessed 2024
Previous assessed
$1,149,800
+7.7% YoY
Effective rate
3.00%
On assessed value
Assessed land
$1,029,700
Assessed improvement
$208,500
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Total area
3,208 SF
Lot
2.2 ac (95,832 SF)
Zoning code
BL-1
APN
WORC M:34 B:025 L:22+27
UPID
US38-1067510
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.
Building & site characteristics
From public records
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
Vsmt Realty LLC
Entity
Free & Clear · 18 yrs held
Mailing address
48 JCT SQ DR, CONCORD, MA 01742-3049
Ownership since
2008
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
Apr 25, 2008
$1
Vsmt Realty LLC
Vincent S Marino T
Grant Deed
—
Dec 3, 2003
—
S Marino T Vincent
—
Deed Of Trust
related
$400,000 · Banknorth NA
Feb 4, 1998
—
S Marino T Vincent
—
Deed Of Trust
related
$1,142,658 · Bankboston Development Co LLC
Jan 4, 1994
—
Vincent Marino Trust
—
Deed Of Trust
related
$350,000 · Worc County Inst Savings
Mar 5, 1992
—
Vincent S Marino Tr
—
Deed Of Trust
related
$400,000 · Worc County Inst Savings
Sep 28, 1990
—
Vincent S Marino Tr
—
Deed Of Trust
related
$350,000 · Worc County Inst Savings
Jan 9, 1989
—
Vincent S Marino Trust
—
Deed Of Trust
related
$1,875,000 · 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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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