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Property profile & analytics
OFF-MARKET
Estimated value
$6,260,000
Medical Office Space
1280 Central St, Franklin, MA 02038-3110
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1758666
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Construction
STEEL FRAME
Total area
45,454 SF
Lot
4.78 ac (208,260 SF)
Zoning code
CRPC
APN
FRAN M:274 L:002
UPID
US38-1758666
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
-
Franklin Family Practice Medical Clinic
-
Dr. Olga Kuzina Physician
-
Franklin Pediatric and Adolescent Care Medical Clinic
-
Franklin Primary Care Medical Clinic
-
Dr. Mary J. Lyons, MD Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.04M
Blend (final)
Blend
$6.26M
Owner & transaction history
Kad Holdings Corp · 8 yrs held
Kad Holdings Corp
since 2017
5 recorded transactions
Zoning & alternative use
CRPC · Franklin, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.5M
+24.6%
Commercial (general)
$6.5M
+24.5%
Restaurant
$6.4M
+23.5%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,200,000
Current use
OFFICE BUILDING
$6,475,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,470,000
Change: +24% · Conversion: Easy
RESTAURANT
$6,420,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,070,000
Change: +17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,655,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,460,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$4,205,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$6.26M
Range $5.63M – $6.89M · ±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
$138 / 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
$121,632
Tax year 2024
Assessed value
$10,316,500
Assessed 2024
Previous assessed
$10,316,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,280,700
Assessed improvement
$8,035,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
25
Total area
45,454 SF
Lot
4.78 ac (208,260 SF)
Zoning code
CRPC
APN
FRAN M:274 L:002
UPID
US38-1758666
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CRPC · Franklin, MA
Zoning CRPC · permitted uses
CRPC · Franklin, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Franklin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$5.2M
OFFICE BUILDING
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$6.5M
RESTAURANT
Est. value
$6.4M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.5M
RETAIL STORES
Est. value
$4.2M
MEDICAL BUILDING Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
25
Lot
4.78 ac
Current owner
From public records · entity-resolved
Kad Holdings Corp
Entity
Mailing address
1 CHARLESVIEW RD, HOPEDALE, MA 01747-1552
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2017
$650,000
Kad Holdings Corp
Bernon Land T LLC
Quit Claim Arm's Length For Ne States
$875,000 · Fidelity Cooperative Bank
Dec 27, 2012
$1
Bernon Land T LLC
Bernon Land T 2
Grant Deed
related
—
May 13, 2005
$1
Land T 2 Bernon
Bernon Land T
Grant Deed
related
—
Apr 1, 1994
$295,000
Robert Berkelhammer
Negrone,eugene M
Grant Deed
—
Feb 29, 1988
—
Eugene M Negrone
—
Deed Of Trust
related
$545,000 · Home Natl Bk Of Milfd
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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