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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail space
1164 Worcester Rd Framingham, MA 01702-5210
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1112598
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
FRAME
Total area
2,640 SF
Lot
0.35 ac (15,377 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:1779 U:000
UPID
US38-1112598
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
-
Kumon Math and Reading Center of Framingham Training Center Tutoring Service
-
Security Detection Security Service
-
ZebraRobotics Robotics & Coding Tutoring Service Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$380k
CAP Approach
CAP
$585k
Comparable Approach
Comparable
$376k
Blend (final)
Blend
$530k
Owner & transaction history
1164 Worcester Rd Realty · 11 yrs held
1164 Worcester Rd Realty
since 2014
7 recorded transactions
Zoning & alternative use
B · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$745,000
+31.1%
Neighborhood: shopping center
$730,000
+29.0%
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
$380,000
CAP Approach
CAP Return
Estimation
6%
$630,000
6.5%
$585,000
7%
$540,000
Alternative Use
Use
Estimation
RETAIL STORES
$565,000
Current use
AUTO REPAIR, GARAGE
$745,000
Change: +31% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$730,000
Change: +29% · Conversion: Moderate
COMMERCIAL (GENERAL)
$455,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$201 / 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
$18,049
Tax year 2024
Assessed value
$710,300
Assessed 2024
Previous assessed
$710,300
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$322,500
Assessed improvement
$387,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Bathrooms
2
Total area
2,640 SF
Lot
0.35 ac (15,377 SF)
Zoning code
B
APN
FRAM M:099 B:13 L:1779 U:000
UPID
US38-1112598
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
RETAIL STORES Current
Est. value
$565,000
AUTO REPAIR, GARAGE
Est. value
$745,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$455,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (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
1920
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Bathrooms
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
1164 Worcester Rd Realty
Entity
Mailing address
1164 WORCESTER RD, FRAMINGHAM, MA 01702-5210
Ownership since
2014
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 11, 2020
—
1164 Worcester Road Rlty
—
Deed
related
$450,000 · Bank Of America
Feb 20, 2020
—
1164 Worcester Road Rlty
—
Deed
related
$450,000 · Bank Of America
Jul 30, 2014
$575,000
1164 Worcester Rd Realty
White Properties RT|white,michael T Tr
Quit Claim Deed
$287,500 · Rockland Tr
Jul 30, 2014
—
White Properties RT
Davis Helen B Est
Quit Claim Deed
related
—
Nov 3, 2008
$573,000
White Prop RT
Vermont Picture Frame LLC
Grant Deed
$458,400 · Middlesex Savings Bank
Nov 3, 2008
—
White Prop RT
—
Deed Of Trust
related
$40,000 · Middlesex Savings Bank
Aug 30, 2002
—
Picture Frame Vermont
—
Deed Of Trust
related
$200,000 · Middlesex Savings Bank
Apr 10, 1997
$230,000
Picture Frame Vermont
Davis,herbert B
Grant Deed
$172,500 · Middlesex Savings Bank
—
—
1164 Worcester Road Rlty
—
Deed Of Trust
related
$450,000 · Bank Of America
—
—
1164 Worcester Road Rlty
—
Deed Of Trust
related
$450,000 · Bank Of America
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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