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FOR LEASE
Office buildings
Property ID
US38-1614435
Entity Owned Owner of record is a legal entity (LLC / corporation).
14-yr Hold Held for 14 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned 
For Lease
1 / 2
Contact for pricing
10 Speen St, Framingham, MA 01701
View Listing
Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. In the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Debts
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$105k
Tax billed · 2024
Assessed value$4.14M
Assessed land$1.23M
Assessed improvement$2.92M
Effective rate2.54%
Value estimate
· Oct 2026$2.38M
$2.14M – $2.62M
Submarket $/SF estimate$2.84M
Realmo valuation models over county records and 5 qualifying comparable sales.
Recently sold
What actually traded nearby?
$157/SF
Submarket average, outlier-cleaned · 41 recorded sales of this use type
Observed band · Q1–Q3$111 – $208
Qualifying comparables5
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
M
General Manufacturing: M. The purpose of the Manufacturing District is to provide areas within Framingham where research and development,...
General categoryINDUSTRIAL
JurisdictionFRAMINGHAM
Location intelligence
Which uses thrive at this corner?
Best fit: Wholesale Shop
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Wholesale Shop15.8
Auto Parts Store14.0
Building Supply13.5
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 9 transfers
✓ 5 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 13 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar Nearby for Sale
Similar Nearby for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Pro Plan · 30 reports
from $199/month
from $199/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.38M
Value range
$2.14M – $2.62M
±10% around blend
Estimated value / SF
$71 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
67
Comparable sales
50
$2.14M
blend $2.38M
$2.62M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 33,666 SF
- Lot area
- 2.12 ac
- Year built
- 1976
- Stories
- 4
- APN
- FRAM M:072 B:59 L:6050 U:000
- Zoning
- M
- Assessed value · 2024
- $4,144,400
- Annual tax · 2024
- $105,309
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$6.50M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
15.7 mi away · 40,107 SF
17.4 mi away · 26,250 SF
19.8 mi away · 24,600 SF
20.9 mi away · 36,861 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.38M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 41 sales
$157
-55%
County 858 sales
$219
-68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $71/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Comparable sales · 5
Market rates by use type
PDF export
Pro Plan · 30 reports
from $199/month
from $199/month
Overview
No cap rate is computable for this property yet
No recorded sale, income signal or market-rate row for its use type. Any figures below are a modeled what-if, not an implied cap rate.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.14M
Move the market yield to see immediate price impact.
Value / SF
$123
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$261k
$5.22M
$3.73M
$2.90M
$290k
$5.80M
$4.14M
$3.22M
$319k
$6.38M
$4.56M
$3.55M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
5 found
High confidence · county-verified
Closest comparable
$5.88M
2.5 mi · Jun 2026 · $193/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1976
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
16
Bathrooms
8
Total area
33,666 SF
Lot
2.12 ac (92,304 SF)
Zoning code
M
INDUSTRIAL
APN
FRAM M:072 B:59 L:6050 U:000
UPID
US38-1614435
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$105,309
Assessed value
$4,144,400
Assessed 2024
Previous assessed
$4,144,400
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,228,600
Assessed improvement
$2,915,800
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
Jurisdiction
Framingham, MA
Zoning code
M
Category
INDUSTRIAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about M
Zoning description
General Manufacturing: M. The purpose of the Manufacturing District is to provide areas within Framingham where research and development, large-scale corporations, and industrial uses may locate. It is the intent of thes…
General category
INDUSTRIAL
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 150 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Debts · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 150 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Get access to Data & Analytics
Choose membership plan that suits your needs
MOST POPULAR
Pro Plan
$199
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- Signals, scores & lead lists
- 300 owner contacts a month
- 30 full reports a month
- Ownership
- Owner Contacts
- Location Analytics
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$499
/mo
150 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- Signals, scores & lead lists
- 1500 owner contacts a month
- 150 full reports a month
- Ownership
- Owner Contacts
- Location Analytics
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Location Insight
- Alternative use
- Local Zoning Insight
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Acquiring
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Refinance
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Loan from 20049.0% rateNew Century Bank Fayetteville
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