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Property profile & analytics
OFF-MARKET
Turn key restaurants
1138 Worcester Rd, Framingham, MA 01702-5209
Entity Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1745745
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1958
Construction
FRAME
Total area
4,944 SF
Lot
0.77 ac (33,715 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:3897 U:000
UPID
US38-1745745
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
-
Samba Steak & Sushi Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
1138 Worcester Rd Corp · 27 yrs held
1138 Worcester Rd Corp
since 1999
7 recorded transactions
Zoning & alternative use
B · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$32,545
Tax year 2024
Assessed value
$1,280,800
Assessed 2024
Previous assessed
$1,280,800
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$501,200
Assessed improvement
$779,600
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1958
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
4,944 SF
Lot
0.77 ac (33,715 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:3897 U:000
UPID
US38-1745745
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.
Building & site characteristics
From public records
Year built
1958
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
0.77 ac
Current owner
From public records · entity-resolved
1138 Worcester Rd Corp
Entity
Free & Clear · 27 yrs held
Mailing address
2050 TPKE ST, NORTH ANDOVER, MA 01845-6331
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2021
—
1138 Rte 9 LLC
—
Deed
related
$100,000 · Mutualone Bank
Sep 12, 2017
—
1138 Route 9 LLC
—
Deed
related
$1,500,000 · Mutualone Bk
May 17, 2013
—
1138 Route 9 LLC
—
Deed Of Trust
related
$860,000 · Avidia Bank
Dec 7, 1999
—
1138 Route 9 LLC
—
Deed Of Trust
related
$135,000 · Zwi Kohorn
Mar 18, 1999
$180,000
1138 Worcester Rd Corp
Skaff,karam D
Grant Deed
—
Jan 21, 1999
$848,987
1138 Rte 9 LLC
1138 Worcester Rd Corp
Grant Deed
related
$900,000 · Hudson Savings Bank
Oct 24, 1997
$271,415
1138 Worcester Rd Corp
1138 Worcester Rd RT
Grant Deed
related
$647,500 · Metrowest Bank
Apr 23, 1990
—
Worc Rd Fram RT 1138
—
Deed Of Trust
related
$1,500,000 · Zuckerman Family Nomi
—
—
1138 Route 9 LLC
—
Deed Of Trust
related
$495,000 · Twin Hldgs LLC
—
—
1138 Route 9 LLC
—
Deed Of Trust
related
$135,000 · Twin Hldgs LLC
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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