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Property profile & analytics
OFF-MARKET
Estimated value
$12,290,000
Office buildings
405 Cochituate Rd, Framingham, MA 01701-4648
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1171964
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
STEEL FRAME
Total area
41,400 SF
Lot
3.9 ac (169,710 SF)
Zoning code
M-1
APN
FRAM M:083 B:56 L:2443 U:000
UPID
US38-1171964
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
-
Dolce Vita Kitchen and Bath Hardware & Home Improvement Furniture & Home Goods
-
Fidelity Investments Financial Advisor
-
Grossman Development Group Llc Construction Company General Contractor
-
Newport Development Associates Construction Company
-
Dental Specialty Partners of New England Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.02M
Blend (final)
Blend
$12.29M
Owner & transaction history
405 Cochituate Owner LLC · 5 yrs held
405 Cochituate Owner LLC
since 2020
Last sale
$12.4M
2 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.0M
+84.5%
Auto repair, garage
$11.7M
+78.9%
Neighborhood: shopping center
$11.5M
+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
$13,190,000
ML approach
$11,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$12,020,000
Change: +85% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,650,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,470,000
Change: +76% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,540,000
Change: +46% · Conversion: Easy
RETAIL STORES
$8,890,000
Change: +36% · Conversion: Moderate
Blend value · Realmo final
$12.29M
Range $11.06M – $13.52M · ±10% · vs last sale $12.40M (Aug 25 2020)
Last sale anchor
$12.40M
Aug 25 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
$297 / 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
$215,195
Tax year 2024
Assessed value
$8,468,900
Assessed 2024
Previous assessed
$8,468,900
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$2,075,100
Assessed improvement
$6,393,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
10
Bathrooms
6
Total area
41,400 SF
Lot
3.9 ac (169,710 SF)
Zoning code
M-1
APN
FRAM M:083 B:56 L:2443 U:000
UPID
US38-1171964
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
$12.0M
AUTO REPAIR, GARAGE
Est. value
$11.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.5M
RETAIL STORES
Est. value
$8.9M
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2003
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
10
Bathrooms
6
Lot
3.9 ac
Current owner
From public records · entity-resolved
405 Cochituate Owner LLC
Entity
Mailing address
55 CAMBRIDGE ST, BURLINGTON, MA 01803-4615
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2020
$12,400,000
405 Cochituate Owner LLC
Park Square Revival Corp
Quit Claim Arm's Length For Ne States
$9,120,000 · Avidia Bank
Jun 28, 2001
$951,294
Mass Port Authority
Community Ctrs 3 LLC
Grant Deed
—
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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