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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Investment properties
173 Un Ave Framingham, MA 01702-8247
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0683105
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
3,602 SF
Lot
0.22 ac (9,453 SF)
Zoning code
CB
APN
FRAM M:120 B:78 L:9142 U:000
UPID
US38-0683105
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
$915k
Comparable Approach
Comparable
$665k
Blend (final)
Blend
$1.06M
Owner & transaction history
173 Union Ave LLC · 3 yrs held
173 Union Ave LLC
since 2023
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
CB · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+62.8%
Neighborhood: shopping center
$1.0M
+60.3%
Retail stores
$775,000
+24.2%
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
$1,135,000
ML approach
$1,130,000
CAP Approach
CAP Return
Estimation
6%
$990,000
6.5%
$915,000
7%
$850,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,015,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,000,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$775,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±10% · vs last sale $1.05M (May 17 2023)
Last sale anchor
$1.05M
May 17 2023
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
$293 / 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
Assessed value
$520,800
Assessed 2024
Previous assessed
$520,800
+0.0% YoY
Assessed land
$160,800
Assessed improvement
$360,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
3
Rooms
4
Bathrooms
3
Total area
3,602 SF
Lot
0.22 ac (9,453 SF)
Zoning code
CB
APN
FRAM M:120 B:78 L:9142 U:000
UPID
US38-0683105
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Framingham, MA
Zoning CB · permitted uses
CB · 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
AUTO REPAIR, GARAGE
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
RETAIL STORES
Est. value
$775,000
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
3
Rooms
4
Bathrooms
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
173 Union Ave LLC
Entity
Mailing address
173 UN AVE, FRAMINGHAM, MA 01702-8247
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2023
$1,050,000
173 Union Ave LLC
Henry C Boyle
Quit Claim Arm's Length For Ne States
$682,500 · Enterprise Bank & Trust Co
Sep 3, 1998
—
Henry C Boyle 3rd
—
Deed Of Trust
related
$220,000 · Metrowest 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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