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Property profile & analytics
OFF-MARKET
Estimated value
$18,900,000
Office buildings
3 Speen St Framingham, MA 01701-4679
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1087312
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
CONCRETE
Total area
73,924 SF
Lot
5.98 ac (260,445 SF)
Zoning code
M-1
APN
FRAM M:072 B:58 L:9000 U:000
UPID
US38-1087312
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
-
American Spa Magazine Corporate Office
-
American Cancer Society Charitable Organization Social Service Agency
-
IDG World Expo Corporation Event Planning Wedding Service
-
Coffee Pond Photography and Yearbooks Photography Service (Bike/Boat/Book/etc) Store
-
FUVI Cognitive Network Corp. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.90M
Owner & transaction history
The Tjx Companies INC · 1 yrs held
The Tjx Companies INC
since 2025
Last sale
$24.3M
7 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.5M
+84.5%
Auto repair, garage
$20.8M
+78.9%
Neighborhood: shopping center
$20.5M
+76.1%
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
$21,240,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,630,000
Current use
RESTAURANT
$21,460,000
Change: +85% · Conversion: Moderate
AUTO REPAIR, GARAGE
$20,805,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,480,000
Change: +76% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$17,035,000
Change: +46% · Conversion: Easy
RETAIL STORES
$15,875,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$12,780,000
Change: +10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$11,345,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$18.90M
Range $17.01M – $20.79M · ±10% · vs last sale $24.26M (Jan 23 2025)
Last sale anchor
$24.26M
Jan 23 2025
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
$256 / 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
$253,500
Tax year 2024
Assessed value
$9,976,400
Assessed 2024
Previous assessed
$9,976,400
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$2,497,900
Assessed improvement
$7,478,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
10
Bathrooms
4
Total area
73,924 SF
Lot
5.98 ac (260,445 SF)
Zoning code
M-1
APN
FRAM M:072 B:58 L:9000 U:000
UPID
US38-1087312
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
OFFICE BUILDING Current
Est. value
$11.6M
RESTAURANT
Est. value
$21.5M
AUTO REPAIR, GARAGE
Est. value
$20.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$17.0M
RETAIL STORES
Est. value
$15.9M
COMMERCIAL (GENERAL)
Est. value
$12.8M
INDUSTRIAL (GENERAL)
Est. value
$11.3M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1981
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
10
Bathrooms
4
Lot
5.98 ac
Current owner
From public records · entity-resolved
The Tjx Companies INC
Entity
Mailing address
116 FLANDERS RD STE #2000, WESTBOROUGH, MA 01581-1072
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2025
$24,256,000
The Tjx Companies INC
3 Speen LLC
Deed
—
Aug 17, 2020
—
3 Speen LLC
—
Deed
related
$13,000,000 · Carruth Partners LLC
Nov 23, 2018
—
3 Speen LLC
—
Deed
related
$13,000,000 · Carruth Partners LLC
Mar 19, 2013
—
3 Speen LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
Jun 9, 2010
—
3 Speen LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
Jan 2, 2009
—
3 Speen LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
Jun 17, 2004
—
Three Speen INC
—
Grant Deed
related
$5,139,000 · Carruth Dev LLC
Feb 6, 2003
—
Speen LP
—
Deed Of Trust
related
$5,140,000 · Zuckerman Family Nomi
Dec 7, 2000
—
Three Speen LP
—
Deed Of Trust
related
$6,300,000 · Zuckerman Family Nomi
Aug 30, 2000
$23,750,000
Rod Two LP Flanders
Asp Point West LLC
Grant Deed
—
Oct 20, 1998
$9,881,400
Asp Point West LLC
Allstate Life Ins Co
Grant Deed
—
—
—
3 Speen LLC
—
Deed Of Trust
related
$13,000,000 · Carruth Partners LLC
—
—
3 Speen LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
—
—
3 Speen LLC
—
Deed Of Trust
related
$13,000,000 · Carruth Partners LLC
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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