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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Medical Office Space
1094 Worcester Rd, Framingham, MA 01702-5255
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-1012345
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1987
Construction
FRAME
Total area
13,994 SF
Lot
1.22 ac (53,056 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:7987 U:000
UPID
US38-1012345
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
-
Advocates Community Behavioral Health Center Medical Clinic
-
Dr. David W. Moore, MD Physician
-
Encompass Health New England Rehabilitation Hospital Outpatient Clinic at Framingham Medical Clinic
-
Shari O'leary Physician
-
Advocates Community Counseling Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.84M
Owner & transaction history
1094 Worcester Road · 6 yrs held
1094 Worcester Road
since 2020
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
B · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+188.2%
Office building
$1.7M
+150.6%
Auto repair, garage
$1.6M
+135.8%
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
$1,900,000
ML approach
$1,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,950,000
Change: +188% · Conversion: Difficult
OFFICE BUILDING
$1,695,000
Change: +151% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,595,000
Change: +136% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,495,000
Change: +121% · Conversion: Easy
RETAIL STORES
$1,310,000
Change: +94% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±10% · vs last sale $1.75M (May 22 2020)
Last sale anchor
$1.75M
May 22 2020
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
$131 / 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
$44,335
Tax year 2024
Assessed value
$1,744,800
Assessed 2024
Previous assessed
$1,744,800
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$706,200
Assessed improvement
$1,038,600
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1987
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
6
Bathrooms
4
Total area
13,994 SF
Lot
1.22 ac (53,056 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:7987 U:000
UPID
US38-1012345
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
RESTAURANT
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1987
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
6
Bathrooms
4
Lot
1.22 ac
Current owner
From public records · entity-resolved
1094 Worcester Road
Individual
Mailing address
50 HOPKINTON RD, WESTBOROUGH, MA 01581-2141
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
May 22, 2020
$1,750,000
1094 Worcester Road
T Senob
Quit Claim Deed
$1,758,420 · Macomber Realty LLC
Oct 4, 2004
$1
David W Moore
Senob RT
Grant Deed
related
—
Feb 5, 2004
—
David W Moore
—
Deed Of Trust
related
$1,100,000 · Citizens Bank Of Ma
Nov 17, 1999
—
Senob RT
—
Deed Of Trust
related
$863,724 · Community Bank NA
Jul 10, 1991
$905,000
Senob RT
Eliot W C R T INC
Grant Deed
$1,000,000 · West Newton Svgs Bk
Oct 24, 1989
$2,907,854
Eliot W C R T INC
Wayside Crsng RT
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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