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Property profile & analytics
OFF-MARKET
Estimated value
$3,250,000
Investment properties
42 Un Ave, Framingham, MA 01702-8216
Entity Owned
17-yr Hold
Absentee Owner
Property ID
US38-1447910
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
24,573 SF
Lot
0.44 ac (19,341 SF)
Zoning code
CB
APN
FRAM M:128 B:86 L:4901 U:000
UPID
US38-1447910
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
-
Gustavo's Remodeling Services Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.81M
Blend (final)
Blend
$3.25M
Owner & transaction history
42-54 Un Avenue LLC · 17 yrs held
42-54 Un Avenue LLC
since 2008
6 recorded transactions
Zoning & alternative use
CB · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.3M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,245,000
Current use
RETAIL STORES
$5,275,000
Change: +24% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,770,000
Change: -11% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,575,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.25M
Range $2.93M – $3.58M · ±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
$132 / 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
Assessed value
$2,988,500
Assessed 2024
Previous assessed
$2,988,500
+0.0% YoY
Assessed land
$241,600
Assessed improvement
$2,746,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
23
Rooms
72
Bathrooms
23
Total area
24,573 SF
Lot
0.44 ac (19,341 SF)
Zoning code
CB
APN
FRAM M:128 B:86 L:4901 U:000
UPID
US38-1447910
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Framingham, MA
Zoning CB · permitted uses
CB · 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
$4.2M
RETAIL STORES
Est. value
$5.3M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$3.6M
COMMERCIAL (GENERAL) Current
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
23
Rooms
72
Bathrooms
23
Lot
0.44 ac
Current owner
From public records · entity-resolved
42-54 Un Avenue LLC
Entity
Mailing address
1 CLARKS HL STE #102, FRAMINGHAM, MA 01702-8172
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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
Oct 10, 2024
—
42-54 Union Avenue LLC
—
Deed
related
$77,300,000 · Wells Fargo Bank NA
Mar 31, 2020
—
42-54 Union Avenue LLC
—
Deed
related
$15,250,000 · East Boston Savings Bank
Jul 14, 2008
$1
42-54 Un Avenue LLC
Theodorakos,vaios
Grant Deed
—
Feb 3, 2003
—
Vaios Theodorakas
—
Deed Of Trust
related
$1,400,000 · First Trade Union Savings Bank
May 30, 2002
—
Vaios Theodorakos
—
Deed Of Trust
related
$3,832,740 · Salem Five Cents Savings Bank
Dec 29, 2000
—
Vaios Theodorakos
—
Deed Of Trust
related
$1,050,000 · East Boston Savings 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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