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Property profile & analytics
FOR SALE
Retail space
235 Worcester Rd Framingham, MA 01701
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0702685
For Sale
1 / 2
$2,460,000
235 Worcester Rd, Framingham, MA 01701
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
STEEL FRAME
Total area
8,736 SF
Lot
0.76 ac (32,931 SF)
Zoning code
B
APN
FRAM M:103 B:23 L:0979 U:000
UPID
US38-0702685
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
-
Circle Furniture - Framingham Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.52M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$2.46M
Owner & transaction history
3 Of Hearts LLC · 3 yrs held
3 Of Hearts LLC
since 2022
Last sale
$2.4M
5 recorded transactions
Zoning & alternative use
B · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+35.2%
Auto repair, garage
$2.5M
+31.1%
Neighborhood: shopping center
$2.4M
+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
$2,595,000
ML approach
$2,520,000
CAP Approach
CAP Return
Estimation
6%
$2,095,000
6.5%
$1,930,000
7%
$1,795,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,875,000
Current use
RESTAURANT
$2,535,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,460,000
Change: +31% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,420,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,015,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,510,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±10% · vs last sale $2.40M (Aug 11 2022)
Last sale anchor
$2.40M
Aug 11 2022
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
$282 / 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
$55,511
Tax year 2024
Assessed value
$2,184,600
Assessed 2024
Previous assessed
$2,184,600
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$494,900
Assessed improvement
$1,689,700
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
For Sale
Year built
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
8,736 SF
Lot
0.76 ac (32,931 SF)
Zoning code
B
APN
FRAM M:103 B:23 L:0979 U:000
UPID
US38-0702685
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
$1.9M
RESTAURANT
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES Current
RESTAURANT
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
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.76 ac
Current owner
From public records · entity-resolved
3 Of Hearts LLC
Entity
Mailing address
8 WASHINGTON ST, NEWBURYPORT, MA 01950-2510
Ownership since
2022
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
Aug 11, 2022
$2,400,000
3 Of Hearts LLC
Act Sud RT
Deed
$1,400,000 · Rollstone Bank & Trust
Jun 5, 2003
—
Act Sud RT
—
Deed Of Trust
related
$2,614,000 · Century Bank & Trust Co
Sep 13, 2000
—
Act-sud RT
—
Deed Of Trust
related
$837,000 · Zuckerman Family Nomi
Mar 17, 1999
$1,150,000
Act Sud RT
Jefrik RT
Grant Deed
$1,015,000 · Century Bank & Trust Co
Mar 17, 1999
—
Act Sud RT
—
Deed Of Trust
related
$814,000 · Century Bank & Trust Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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