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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Office buildings
1001 Worcester Rd Framingham, MA 01701-5240
Individually Owned
3-yr Hold
Free & Clear
Property ID
US38-0200784
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Construction
FRAME
Total area
6,552 SF
Lot
0.36 ac (15,856 SF)
Zoning code
B
APN
FRAM M:090 B:24 L:7584 U:000
UPID
US38-0200784
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
-
Night Nurse Inc Telecommunications Service Business Service Center
-
Harrington George C Law Firm
-
Whittemore & Wallace: Wallace David A Law Firm
-
Kahalas Warshaw Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.25M
Owner & transaction history
Arichaya Hernandez · 3 yrs held
Arichaya Hernandez
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
B · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+84.5%
Auto repair, garage
$1.8M
+78.9%
Neighborhood: shopping center
$1.8M
+76.1%
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
$1,205,000
ML approach
$1,245,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,030,000
Current use
RESTAURANT
$1,900,000
Change: +85% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,845,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,815,000
Change: +76% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,510,000
Change: +46% · Conversion: Easy
RETAIL STORES
$1,405,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,135,000
Change: +10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,005,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.30M (Oct 3 2022)
Last sale anchor
$1.30M
Oct 3 2022
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
$191 / 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
$32,565
Tax year 2024
Assessed value
$1,281,600
Assessed 2024
Previous assessed
$1,281,600
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$358,500
Assessed improvement
$923,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1925
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Bathrooms
6
Total area
6,552 SF
Lot
0.36 ac (15,856 SF)
Zoning code
B
APN
FRAM M:090 B:24 L:7584 U:000
UPID
US38-0200784
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B · Framingham, MA
Zoning B · permitted uses
B · 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
$1.0M
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
COMMERCIAL (GENERAL)
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
1925
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Bathrooms
6
Lot
0.36 ac
Current owner
From public records · entity-resolved
Arichaya Hernandez
Individual
Free & Clear · 3 yrs held
Mailing address
7 EARL AVE, MEDFORD, MA 02155-2054
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
$1,300,000
Arichaya Hernandez
1001 Worcester Road LLC
Quit Claim Arm's Length For Ne States
—
Aug 30, 2019
—
1001 Worcester Road LLC
—
Deed
related
$100,000 · Webster Bank
Aug 9, 2019
$845,000
1001 Worcester Road LLC
Ninigret Capital LLC
Quit Claim Arm's Length For Ne States
$198,500 · Webster Bank
Oct 8, 2010
$590,000
Capital Ninigret
Lingley,gary D
Grant Deed
—
Dec 29, 2008
—
Gary D Lingley
—
Deed Of Trust
related
$50,000 · Raymond K Hoyland
Sep 23, 2008
$1,450,000
Gary D Lingley
Technical Arts Corp
Grant Deed
$1,575,000 · Randolph Savings Bank
Jun 17, 2004
—
Arts
—
Deed Of Trust
related
$250,000 · Susan V Reardon
Apr 5, 2004
—
Arts
—
Deed Of Trust
related
$50,000 · Citizens Bank Of Ma
Nov 21, 2002
—
Arts
—
Deed Of Trust
related
$250,000 · Community National Bank
Sep 22, 1999
—
Arts
—
Deed Of Trust
related
$100,000 · Horizon Bank & Trust Co
Nov 10, 1993
$50,000
Jeanne D Comeau
Hoyland,raymond K
Grant Deed
—
Mar 5, 1992
$415,000
Raymond K Hoyland
Midcounty Bk & Tr Co
Grant Deed
$165,000 · Middlesex Savings Bank
Sep 18, 1990
$1,400,000
Midcounty B&t Co
1001 RT
Grant Deed
—
Oct 28, 1987
$750,000
Nicholas P Polechronis
Rothkopf,gary S
Grant Deed
$1,080,000 · Mid-county Bk & Tr Co
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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