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Property profile & analytics
FOR LEASE
Office buildings
1 Clarks Hill Ln, Framingham, MA 01702
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-1170721
For Lease
1 / 2
$10,170,000
1 Clarks Hill Ln, Framingham, MA 01702
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
100,350 SF
Lot
7.58 ac (330,054 SF)
Zoning code
R-1
APN
FRAM M:122 B:18 L:8290 U:000
UPID
US38-1170721
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
$10.25M
Blend (final)
Blend
$10.17M
Owner & transaction history
Mount Olympus LLC · 6 yrs held
Mount Olympus LLC
since 2019
7 recorded transactions
Zoning & alternative use
R-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$15.4M
+5.9%
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 Framingham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Framingham 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
OFFICE BUILDING
$14,550,000
Current use
INDUSTRIAL (GENERAL)
$15,405,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$10.17M
Range $9.15M – $11.19M · ±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
$101 / 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
$155,263
Tax year 2024
Assessed value
$6,110,300
Assessed 2024
Previous assessed
$6,110,300
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,932,300
Assessed improvement
$4,178,000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
6
Bathrooms
8
Total area
100,350 SF
Lot
7.58 ac (330,054 SF)
Zoning code
R-1
APN
FRAM M:122 B:18 L:8290 U:000
UPID
US38-1170721
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-1 · Framingham, MA
Zoning R-1 · permitted uses
R-1 · Framingham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Framingham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$14.6M
INDUSTRIAL (GENERAL)
Est. value
$15.4M
OFFICE BUILDING Current
INDUSTRIAL (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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
6
Bathrooms
8
Lot
7.58 ac
Current owner
From public records · entity-resolved
Mount Olympus LLC
Entity
Mailing address
1 CLARKS HL STE #102, FRAMINGHAM, MA 01702-8172
Ownership since
2019
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
Aug 13, 2019
$4,700,000
Mount Olympus LLC
Yaro Ents INC
Quit Claim Deed
$3,760,000 · Digital Emp FCU
Jan 10, 2018
$4,150,000
Yaro Ents INC
1 Clarks Hill Holdings
Quit Claim Deed
—
Oct 5, 2016
$6,600,000
1 Clarks Hill Holdings
Direct Invest 1 Clarks Hl|1 Clarks Hill Holdings
Foreclosure
related
—
Jul 9, 2007
$1,476,800
Direct Invest 1 Cla Hl 24
Direct Invest 1 Clark LLC
Grant Deed
—
Jun 22, 2007
$508,800
Invest 1 Clarks Hl Direct
Direct Invest 1 Clark LLC
Grant Deed
—
Mar 21, 2007
—
Direct Invest 1 Clark LLC
—
Deed Of Trust
related
$9,500,000 · Citigroup Global Markets
Nov 22, 2006
—
Clarks Hill Corporate LLC
—
Deed Of Trust
related
$1,148,000 · Sovereign Bank
May 12, 2005
—
Clarks Hl Corpora Ctr LLC
—
Deed Of Trust
related
$520,000 · Sovereign Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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