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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office buildings
254 Cochituate Rd, Framingham, MA 01701-5041
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0612644
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
FRAME
Total area
3,522 SF
Lot
0.68 ac (29,577 SF)
Zoning code
P
APN
FRAM M:093 B:25 L:1332 U:000
UPID
US38-0612644
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
-
Jacob Friedman Ins. Agency, Inc. Insurance Agency
-
Beyond Your Smile, PC Dental Office
-
Dr. Won Kyung Kim Dental Office
-
Cochituate Smile Center Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$350k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$732k
Blend (final)
Blend
$545k
Owner & transaction history
Kap Soon Ju Realty Co LLC · 10 yrs held
Kap Soon Ju Realty Co LLC
since 2015
7 recorded transactions
Zoning & alternative use
P · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$755,000
+36.5%
Commercial (general)
$610,000
+9.9%
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
$350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$555,000
Current use
RETAIL STORES
$755,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$610,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$510,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$155 / 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
$20,694
Tax year 2024
Assessed value
$814,400
Assessed 2024
Previous assessed
$814,400
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$425,600
Assessed improvement
$388,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
3,522 SF
Lot
0.68 ac (29,577 SF)
Zoning code
P
APN
FRAM M:093 B:25 L:1332 U:000
UPID
US38-0612644
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
P · Framingham, MA
Zoning P · permitted uses
P · 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
OFFICE BUILDING Current
Est. value
$555,000
RETAIL STORES
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$510,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Kap Soon Ju Realty Co LLC
Entity
Mailing address
254 COCHITUATE RD, FRAMINGHAM, MA 01701-5041
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2015
—
Kap Soon Ju Realty Co LLC
Mizmore Realty Co LLC
Quit Claim Deed
related
—
Jan 6, 2006
$867,500
Seunghee L Mun
Nac RT
Grant Deed
—
Jan 6, 2006
—
Mizmore Rlty Co LLC
—
Grant Deed
related
$650,000 · Framingham Cp Bank
Jan 6, 2006
$1
Mizmore Rlty Co LLC
Mun,seunghee L
Grant Deed
related
—
Jun 29, 2001
$705,000
Nac RT
Dash RT
Grant Deed
$530,000 · Metrowest Bank
Apr 29, 1994
—
RT Dash
—
Deed Of Trust
related
$347,000 · Metrowest Bank
Sep 14, 1990
$455,000
RT Dash
Casper RT
Grant Deed
$364,000 · Shawmut Bank Of Boston
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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