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Property profile & analytics
OFF-MARKET
Estimated value
$1,555,000
Hotels
4 Frg Pkwy, Franklin, MA 02038-3157
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1321642
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2001
Construction
STEEL FRAME
Total area
82,084 SF
Lot
4.52 ac (196,891 SF)
APN
FRAN M:272 L:004
UPID
US38-1321642
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
-
Residence Inn Boston Franklin Hotel & Motel
-
ATM Atm
-
Lar massachusetts Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$1.56M
Owner & transaction history
Nep Franklin · 11 yrs held
Nep Franklin
since 2015
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$1,245,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,670,000
Current use
Blend value · Realmo final
$1.56M
Range $1.40M – $1.71M · ±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
$19 / 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
$132,125
Tax year 2024
Assessed value
$11,206,500
Assessed 2024
Previous assessed
$11,206,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,559,600
Assessed improvement
$8,646,900
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
108
Rooms
20
Bathrooms
132
Total area
82,084 SF
Lot
4.52 ac (196,891 SF)
APN
FRAN M:272 L:004
UPID
US38-1321642
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.7M
HOTEL/MOTEL Current
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
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
108
Rooms
20
Bathrooms
132
Lot
4.52 ac
Current owner
From public records · entity-resolved
Nep Franklin
Individual
Mailing address
545 E JOHN CARPENTER FWY, IRVING, TX 75062-3931
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2025
—
Nep Ops-t LLC
—
Deed
related
$72,500,000 · Deutsche Bank National Trust Co
Nov 14, 2019
—
Nep Franklin Ma Owner LLC
—
Deed
related
$115,586,250 · Teachers Insurance
Jun 18, 2015
$18,732,273
Nep Franklin
Turnberry Inn Group Ll
Quit Claim Arm's Length For Ne States
$1 · Jpmorgan Chase Bank NA
Jan 26, 2011
—
Turnberry Inn Grp LLC
—
Deed Of Trust
related
$7,700,000 · J P Morgan Chase Bank
Jun 27, 2005
—
Turnberry Inn Grp LLC
—
Deed Of Trust
related
$8,500,000 · Gmac Commercial Mortgage Corp
—
—
Nep Franklin Ma Owner LLC
—
Deed Of Trust
related
$115,586,250 · Teachers Insurance
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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