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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Retail space
1249 Worcester Rd Framingham, MA 01701
Individually Owned
15-yr Hold
Free & Clear
Property ID
US38-1877459
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1971
Construction
STEEL FRAME
Total area
6,032 SF
Lot
0.5 ac (21,649 SF)
Zoning code
B
APN
FRAM M:099 B:03 L:0815 U:000
UPID
US38-1877459
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
-
Framingham Appliance Repair Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$755k
Blend (final)
Blend
$1.04M
Owner & transaction history
Joseph,pnina · 15 yrs held
Joseph,pnina
since 2010
7 recorded transactions
Zoning & alternative use
B · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+31.1%
Neighborhood: shopping center
$1.7M
+29.0%
Apartment house (5+ units)
$1.4M
+7.3%
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%
$1,445,000
6.5%
$1,335,000
7%
$1,240,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,295,000
Current use
AUTO REPAIR, GARAGE
$1,700,000
Change: +31% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,670,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,390,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,045,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$172 / 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
$37,536
Tax year 2024
Assessed value
$1,477,200
Assessed 2024
Previous assessed
$1,477,200
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$368,000
Assessed improvement
$1,109,200
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
1971
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
7
Bathrooms
7
Total area
6,032 SF
Lot
0.5 ac (21,649 SF)
Zoning code
B
APN
FRAM M:099 B:03 L:0815 U:000
UPID
US38-1877459
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
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1971
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
7
Bathrooms
7
Lot
0.5 ac
Current owner
From public records · entity-resolved
Joseph,pnina
Individual
Free & Clear · 15 yrs held
Mailing address
73 COUNTRYSIDE RD, NEWTON, MA 02459-2917
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2010
$1
Joseph,pnina
Joseph Worcester Rd T
Grant Deed
—
Nov 5, 2010
—
Nina Joseph
—
Deed Of Trust
related
$900,000 · Sovereign Bank
Mar 11, 2010
$1
Joseph,nissim Tr
Joseph,pnina
Grant Deed
—
Jul 26, 2006
—
Nina Joseph
—
Deed Of Trust
related
$800,000 · Boston Private Bank
Apr 3, 1997
$725,000
Nissim Joseph
Krs RT
Grant Deed
—
May 29, 1996
—
Kris RT
—
Deed Of Trust
related
$1,125,000 · First Trade Union Savings Bank
Aug 1, 1990
$1,500,000
Kris RT
Old Stone Bk
Grant Deed
$1,200,000 · Old Stone Bk Fsb
Dec 18, 1989
$1,345,000
Old Stone Bank Fsb
L Natichioni & Sons
Grant Deed
related
—
Feb 18, 1988
—
Natichioni & Sons INC
—
Deed Of Trust
related
$250,000 · Liberty Bank & Trust Co
Dec 9, 1987
—
L Natichioni
—
Deed Of Trust
related
$4,025,000 · Old Stone Bank
Dec 8, 1987
—
L Natichioni
—
Deed Of Trust
related
$4,025,000 · Old Stone Bank
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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