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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Specialty properties
10 Roxanna St Framingham, MA 01702-7096
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0654471
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,838 SF
Lot
0.91 ac (39,857 SF)
Zoning code
M
APN
FRAM M:135 B:04 L:7731 U:000
UPID
US38-0654471
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
-
Suburban Athletic Club Gym & Fitness Center Sports Field & Court
-
Seacoast United Kings Sports School Sports Field & Court
-
Villari's Family Martial Arts Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$935k
Owner & transaction history
S Middlesex Non Profit · 7 yrs held
S Middlesex Non Profit
since 2019
7 recorded transactions
Zoning & alternative use
M · Framingham, 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 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
$645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$45 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$26,357
Tax year 2019
Assessed value
$1,570,100
Assessed 2024
Previous assessed
$1,570,100
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$274,800
Assessed improvement
$1,295,300
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
5
Total area
20,838 SF
Lot
0.91 ac (39,857 SF)
Zoning code
M
APN
FRAM M:135 B:04 L:7731 U:000
UPID
US38-0654471
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
M · Framingham, MA
Zoning M · permitted uses
M · 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.
Building & site characteristics
From public records
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
5
Lot
0.91 ac
Current owner
From public records · entity-resolved
S Middlesex Non Profit
Individual
Mailing address
7 BISHOP ST, FRAMINGHAM, MA 01702-8323
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2022
—
S Middlesex Oppo Council
—
Deed
related
$475,000 · Community Economic Development
Jan 11, 2019
$5,775,000
S Middlesex Non Profit
Ratner Realty LLC
Quit Claim Arm's Length For Ne States
$1,000,000 · Suburban Child LLC
Nov 23, 2011
—
Ratner Realty LLC
—
Deed Of Trust
related
$375,000 · Gary Needham
Oct 30, 2009
—
Ratner Realty LLC
—
Grant Deed
related
$100,000 · Gary Needham
Jun 6, 2008
—
Ratner Realty LLC
—
Deed Of Trust
related
$75,000 · Sovereign Bank
Aug 2, 2007
—
Steven Ratner
—
Deed Of Trust
related
$87,000 · Sovereign Bank
Jan 4, 2005
$1
Ratner Realty LLC
Ratner,steven M
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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