Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Investment properties
264 Un Ave Framingham, MA 01702-6348
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-2326540
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1860
Construction
FRAME
Total area
3,146 SF
Lot
0.3 ac (13,199 SF)
Zoning code
G
APN
FRAM M:120 B:79 L:1093 U:000
UPID
US38-2326540
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
-
Collaborative Mental Health Services Inc Medical Clinic
-
Medical Community Services, Inc. Community Center
-
Medicol Inc D/b/a Medical Professional Staffing and Family Homecare Home Health Care Service
-
MotivationLink LLC Marketing & Advertising IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$608k
Blend (final)
Blend
$595k
Owner & transaction history
George Akinkuoye · 5 yrs held
George Akinkuoye
since 2020
Last sale
$540,816
7 recorded transactions
Zoning & alternative use
G · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$885,000
+62.8%
Neighborhood: shopping center
$870,000
+60.3%
Retail stores
$675,000
+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
$645,000
ML approach
$630,000
CAP Approach
CAP Return
Estimation
6%
$865,000
6.5%
$800,000
7%
$740,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$545,000
Current use
AUTO REPAIR, GARAGE
$885,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$870,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$675,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$460,000
Change: -16% · Conversion: Difficult
OFFICE BUILDING
$455,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $541k (Dec 16 2020)
Last sale anchor
$541k
Dec 16 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
$189 / 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 2017Property tax & assessments
Tax year 2017
Tax billed
$6,092
Tax year 2017
Assessed value
$476,500
Assessed 2024
Previous assessed
$476,500
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$160,400
Assessed improvement
$316,100
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
1860
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
2
Rooms
5
Bathrooms
3
Total area
3,146 SF
Lot
0.3 ac (13,199 SF)
Zoning code
G
APN
FRAM M:120 B:79 L:1093 U:000
UPID
US38-2326540
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
G · Framingham, MA
Zoning G · permitted uses
G · 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
COMMERCIAL (GENERAL) Current
Est. value
$545,000
AUTO REPAIR, GARAGE
Est. value
$885,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$870,000
RETAIL STORES
Est. value
$675,000
WAREHOUSE, STORAGE
Est. value
$460,000
OFFICE BUILDING
Est. value
$455,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
OFFICE 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
1860
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
2
Rooms
5
Bathrooms
3
Lot
0.3 ac
Current owner
From public records · entity-resolved
George Akinkuoye
Individual
Mailing address
98 SUMMER RD, BERLIN, MA 01503-1701
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2020
—
George Akinkuoye
Akinkuoye T
Quit Claim Deed
related
$430,700 · Quicken Loans INC
Aug 14, 2018
—
T Akinkuoye
Akinkuoye,george
Quit Claim Deed
related
—
Jun 14, 2005
$540,816
Akinkuoye,george O
Theodorakos,vaios
Grant Deed
$432,652 · Union Federal Savings Bank
Jun 14, 2005
—
George O Akinkuoye
—
Deed Of Trust
related
$102,756 · Union Federal Savings Bank
Dec 4, 2003
—
Vaios Theodorakos
—
Deed Of Trust
related
$305,000 · Greenpoint Mortgage Funding
Feb 27, 2002
—
Vaios Theodorakos
—
Deed Of Trust
related
$300,000 · Robert J Dean SR
Apr 7, 2000
$300,000
Vaios Theodorakos
Richard F Hulme Ft
Grant Deed
$240,000 · Robert J Dean SR
Apr 7, 2000
—
Vaios Theodorakos
—
Deed Of Trust
related
$30,000 · Robert J Dean SR
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 264 Un Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
