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Property profile & analytics
OFF-MARKET
Estimated value
$22,250,000
Residential income homes
100 Dr Harvey Cushing Way Framingham, MA 01702-6288
Entity Owned
21-yr Hold
Free & Clear
Property ID
US38-1438603
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2000
Construction
FRAME
Total area
150,636 SF
Lot
30.34 ac (1,321,610 SF)
Zoning code
G-E
APN
FRAM M:119 B:38 L:1448 U:000
UPID
US38-1438603
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
by Request
Blend (final)
Blend
$22.25M
Owner & transaction history
Ventas Framingham LLC · 21 yrs held
Ventas Framingham LLC
since 2004
6 recorded transactions
Zoning & alternative use
G-E · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Geriatric Care/Elderly Housing District: G-E. The purpose of the Geriatric Care/Elderly Housing District is to encourage the development of senior housing that is compatible and complementary to its neighborhood scale and context, while providing services and amenities required by seniors, and allows for and encourages neighborhood walkability. Senior housin…
Zone name
Geriatric Care Elderly Housing
General category
RESIDENTIAL
Zone area
48.33 ac
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
APARTMENT HOUSE (5+ UNITS)
$34,710,000
Current use
RETAIL STORES
$32,345,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$22.25M
Range $20.03M – $24.48M · ±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
$148 / 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
$386,986
Tax year 2024
Assessed value
$31,058,300
Assessed 2024
Previous assessed
$31,058,300
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$6,319,300
Assessed improvement
$24,739,000
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
RADIANT
Cooling
YES
Buildings
1
Stories
1
Units
101
Rooms
102
Bathrooms
101
Total area
150,636 SF
Lot
30.34 ac (1,321,610 SF)
Zoning code
G-E
APN
FRAM M:119 B:38 L:1448 U:000
UPID
US38-1438603
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
G-E · Framingham, MAZoning G-E · permitted uses
G-E · Framingham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Geriatric Care/Elderly Housing District: G-E. The purpose of the Geriatric Care/Elderly Housing District is to encourage the development of senior housing that is compatible and complementary to its neighborhood scale and context, while providing services and amenities required by seniors, and allows for and encourages neighborhood walkability. Senior housing developments shall provide for superior functional design, quality of construction, appearance, and operational standards. H. Technology Park District: TP. The purpose of the Technology Park District is to allow lands suitable for technology production and development, such as biotechnology, software and hardware development, and electronics, in addition to industrial, professional office, research and development, and manufacturing uses that are part of a master planned development project. Developments within the district shall be designed to provide a pedestrian-friendly environment, with a high attention to design and landscape detail. I.
Zone name
Geriatric Care Elderly Housing
General category
RESIDENTIAL
Zone area
48.33 ac
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$34.7M
RETAIL STORES
Est. value
$32.3M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
2000
Construction
FRAME
Heating
RADIANT
Cooling
Yes
Stories
1
Buildings
1
Units
101
Rooms
102
Bathrooms
101
Lot
30.34 ac
Current owner
From public records · entity-resolved
Ventas Framingham LLC
Entity
Free & Clear · 21 yrs held
Mailing address
PO BOX 71970, PHOENIX, AZ 85050-1017
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2009
—
Ventas Framingham LLC
—
Deed Of Trust
related
$40,500,000 · Keycorp Re INC
Jan 7, 2009
—
Summerville 5 LLC
—
Deed Of Trust
related
$100,000 · Ventas Realty LP
Dec 13, 2004
$38,500,000
Ventas Framingham LLC
Parkside Of Fram LLC
Grant Deed
—
Dec 4, 2003
—
Parkside Of Framingham
—
Grant Deed
related
$26,400,000 · Worth Funding INC
Nov 18, 1998
$3,000,000
Parkside Of Framingham
Cushing Land LLC
Grant Deed
—
Jun 3, 1998
$3,000,000
Cushing Land LLC
Mass Commomwealth
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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