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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Day care centers
2 Constitution Blvd, Franklin, MA 02038-2531
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0159661
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1993
Construction
FRAME
Total area
6,375 SF
Lot
1.94 ac (84,724 SF)
APN
FRAN M:313 L:058
UPID
US38-0159661
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
-
Bright Horizons at Franklin Industrial Park Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$653k
Blend (final)
Blend
$665k
Owner & transaction history
Bright Horizons Childrens · 5 yrs held
Bright Horizons Childrens
since 2020
Last sale
$670,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$910,000
+19.7%
Commercial (general)
$910,000
+19.6%
Restaurant
$900,000
+18.6%
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$760,000
Current use
OFFICE BUILDING
$910,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$910,000
Change: +20% · Conversion: Difficult
RESTAURANT
$900,000
Change: +19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$850,000
Change: +12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$795,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$765,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$730,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $670k (Oct 13 2020)
Last sale anchor
$670k
Oct 13 2020
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
$104 / 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
$14,912
Tax year 2024
Assessed value
$1,264,800
Assessed 2024
Previous assessed
$1,264,800
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$585,200
Assessed improvement
$679,600
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
6
Total area
6,375 SF
Lot
1.94 ac (84,724 SF)
APN
FRAN M:313 L:058
UPID
US38-0159661
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$760,000
OFFICE BUILDING
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$910,000
RESTAURANT
Est. value
$900,000
INDUSTRIAL (GENERAL)
Est. value
$850,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$765,000
MEDICAL BUILDING
Est. value
$730,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
6
Lot
1.94 ac
Current owner
From public records · entity-resolved
Bright Horizons Childrens
Individual
Mailing address
2 WLS AVE, NEWTON, MA 02459-3225
Ownership since
2020
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, 2020
$1,180,000
Bright Horizons Childrens
Ruscito Brothers LLC
Quit Claim Deed
—
Jun 30, 2009
$670,000
Ruscito Brothers LLC
2 Constitution LLC
Grant Deed
$536,000 · Needham Cp Bank
Jun 24, 2005
$600,000
2 Constitution LLC
Rph Realty LLC
Deed
$375,000 · Citizens Bank Of Ma
Mar 24, 1999
$500,000
Rph Rlty LLC
Fourth Franklin T
Grant Deed
—
Mar 24, 1999
—
Colbert,valerie A Tr
—
Deed Of Trust
related
$249,000 · Citizens Bank Of Ma
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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