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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Medical Office Space
260 Cochituate Rd, Framingham, MA 01701-4608
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-2472608
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1990
Construction
STEEL FRAME
Total area
26,050 SF
Lot
2.16 ac (93,872 SF)
Zoning code
M-1
APN
FRAM M:093 B:25 L:3456 U:000
UPID
US38-2472608
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
-
Raju Kiran Do Physician
-
Dana Raberov Physician
-
Autism Care Partners Medical Clinic
-
Morrow Katharine MD Physician
-
Dignity Hospice, LLC Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Legacy Premier LLC · 18 yrs held
Legacy Premier LLC
since 2008
6 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.4M
+11.8%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,260,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,405,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$35 / 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
$111,118
Tax year 2024
Assessed value
$4,373,000
Assessed 2024
Previous assessed
$4,373,000
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,249,400
Assessed improvement
$3,123,600
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Bathrooms
12
Total area
26,050 SF
Lot
2.16 ac (93,872 SF)
Zoning code
M-1
APN
FRAM M:093 B:25 L:3456 U:000
UPID
US38-2472608
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
M-1 · Framingham, MA
Zoning M-1 · permitted uses
M-1 · 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
MEDICAL BUILDING Current
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Bathrooms
12
Lot
2.16 ac
Current owner
From public records · entity-resolved
Legacy Premier LLC
Entity
Mailing address
107 AUDUBON RD STE #2, WAKEFIELD, MA 01880-1245
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2017
—
Legacy Premier LLC
—
Deed
related
$4,100,000 · Cambridge Svgs Bk
Mar 24, 2008
$7,250,000
Legacy Premier LLC
260 Cochituate Road Ll
Land Court
$5,437,500 · Td Banknorth Mtg Grp
May 4, 2001
$3,900,000
260 Cochituate Rd LLC
Capstone Capital Mass
Grant Deed
$3,550,000 · Lehman Brothers Holdings INC
Dec 23, 1997
$3,716,000
Capstone Capital Mass
Blue Cross & Blue Shld
Grant Deed
related
—
Feb 1, 1993
$975,000
Cross Blue Shield Blue
Crown Life Ins Co
Grant Deed
—
Feb 28, 1992
$2,975,000
Crown Life Ins Co
Crown Life Ins Co
Grant Deed
related
—
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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