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Property profile & analytics
OFF-MARKET
Estimated value
$12,355,000
Hotels
400 Staples Dr, Framingham, MA 01702-4482
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0386263
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2000
Construction
STEEL FRAME
Total area
84,260 SF
Lot
5.23 ac (227,601 SF)
Zoning code
M-1
APN
FRAM M:096 B:02 L:2181 U:000
UPID
US38-0386263
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 Framingham Hotel & Motel
-
400 Staples Drive Parking Parking Lot & Garage
-
Bright Horizons High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.31M
CAP Approach
CAP
$8.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.36M
Owner & transaction history
Jnr Fund 1 Spe Framingham · 3 yrs held
Jnr Fund 1 Spe Framingham
since 2022
Last sale
$15.8M
6 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.7M
+1,012.9%
Office building
$10.2M
+867.4%
Auto repair, garage
$9.6M
+810.3%
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
$13,545,000
ML approach
$8,310,000
CAP Approach
CAP Return
Estimation
6%
$9,005,000
6.5%
$8,315,000
7%
$7,720,000
Alternative Use
Use
Estimation
RESTAURANT
$11,730,000
Change: +1,013% · Conversion: Difficult
OFFICE BUILDING
$10,195,000
Change: +867% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,595,000
Change: +810% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,010,000
Change: +755% · Conversion: Difficult
RETAIL STORES
$7,900,000
Change: +649% · Conversion: Difficult
Blend value · Realmo final
$12.36M
Range $11.12M – $13.59M · ±10% · vs last sale $15.80M (Nov 7 2022)
Last sale anchor
$15.80M
Nov 7 2022
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
$147 / 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
$383,470
Tax year 2024
Assessed value
$15,091,300
Assessed 2024
Previous assessed
$15,091,300
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,664,900
Assessed improvement
$13,426,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2000
Construction
STEEL FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
5
Units
125
Rooms
144
Bathrooms
146
Total area
84,260 SF
Lot
5.23 ac (227,601 SF)
Zoning code
M-1
APN
FRAM M:096 B:02 L:2181 U:000
UPID
US38-0386263
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
RESTAURANT
Est. value
$11.7M
OFFICE BUILDING
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.0M
RETAIL STORES
Est. value
$7.9M
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2000
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
5
Buildings
1
Units
125
Rooms
144
Bathrooms
146
Lot
5.23 ac
Current owner
From public records · entity-resolved
Jnr Fund 1 Spe Framingham
Entity
Mailing address
275 GRV ST STE #2400, AUBURNDALE, MA 02466-2273
Ownership since
2022
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
Nov 7, 2022
$15,800,000
Jnr Fund 1 Spe Framingham
Framingham Hotel Prop Co
Quit Claim Arm's Length For Ne States
$14,175,000 · Baxter Hodings LLC
Nov 7, 2016
$18,051,600
Framingham Hotel Prop
44 Framingham Associat
Quit Claim Arm's Length For Ne States
$27,150,000 · Compass Bank
Jul 22, 2004
—
44 Framingham Assoc LLC
—
Deed Of Trust
related
$9,600,000 · Central Cooperative Bank
Mar 26, 2004
$15,600,000
44 Framingham Assoc LLC
9-90 Corporate Center Hot
Grant Deed
—
Jun 5, 2001
—
Nine/90 Corp Ctr Hotel
—
Deed Of Trust
related
$11,857,350 · Metrowest Bank
Dec 21, 1999
$2,450,000
9/90 Corp Ctr Hotel LP
Ndne 9/90 INC
Grant Deed
related
$10,500,000 · Metrowest Bank
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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