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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Retail space
435 King St Franklin, MA 02038-2516
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-0815774
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
FRAME
Total area
7,467 SF
Lot
0.93 ac (40,411 SF)
APN
FRAN M:303 L:104
UPID
US38-0815774
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
-
Metrowest Physician Services: Sullivan Joseph MD Physician
-
MetroWest Physician Services: Franklin Medical Clinic
-
Metro West Physician Services: Chennapragada Kausalya MD Physician
-
Leave Her Wild Beauty Studio Hair Salon
-
H2T Skin and Laser Center Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.49M
Owner & transaction history
Rose & Joe LLC · 17 yrs held
Rose & Joe LLC
since 2008
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+10.0%
Office building
$2.2M
+0.2%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,120,000
6.5%
$1,955,000
7%
$1,815,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,185,000
Current use
AUTO REPAIR, GARAGE
$2,405,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$2,190,000
Change: +0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,145,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,910,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±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
$199 / 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
$21,589
Tax year 2024
Assessed value
$1,831,100
Assessed 2024
Previous assessed
$1,831,100
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$541,700
Assessed improvement
$1,289,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
10
Bathrooms
7
Total area
7,467 SF
Lot
0.93 ac (40,411 SF)
APN
FRAN M:303 L:104
UPID
US38-0815774
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
RETAIL STORES Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
10
Bathrooms
7
Lot
0.93 ac
Current owner
From public records · entity-resolved
Rose & Joe LLC
Entity
Mailing address
28 TIA PL, FRANKLIN, MA 02038-3451
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2011
—
Rose & Joe LLC
—
Deed Of Trust
related
$1,460,000 · Rockland Trust Co
Aug 21, 2008
$2,200,000
Rose & Joe LLC
Sarah Joe LLC
Grant Deed
$500,000 · Ben Franklin Savings Bank
Jun 7, 2006
$575,000
Sarah Joe LLC
Rjp RT
Grant Deed
$1,568,000 · Ben Franklin Savings Bank
Jun 4, 1999
$125,000
Rjp RT
Union Xing RT
Grant Deed
—
Dec 2, 1994
$80,000
Patrick M Marguerite
Boca 201 Corp
Grant Deed
$5 · Worth Funding INC
Apr 1, 1988
—
V S Haseotes LP
—
Deed Of Trust
related
$192,000 · South Shore Bank
Oct 30, 1987
$240,000
V S Haseotes
Saratoga Constr Co
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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