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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Retail space
448 Waverley St Framingham, MA 01702-6963
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1786742
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Construction
STEEL FRAME
Total area
11,880 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CB
APN
FRAM M:135 B:85 L:3689 U:000
UPID
US38-1786742
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.35M
Owner & transaction history
Partners 4 RT · 12 yrs held
Partners 4 RT
since 2013
5 recorded transactions
Zoning & alternative use
CB · Framingham, MA
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 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)
$2,055,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±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
$114 / 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
$26,459
Tax year 2024
Assessed value
$1,041,300
Assessed 2024
Previous assessed
$1,041,300
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$162,900
Assessed improvement
$878,400
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
1900
Construction
STEEL FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
5
Bathrooms
4
Total area
11,880 SF
Lot
0.27 ac (11,761 SF)
Zoning code
CB
APN
FRAM M:135 B:85 L:3689 U:000
UPID
US38-1786742
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)
Est. value
$2.1M
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
1900
Construction
STEEL FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
5
Bathrooms
4
Lot
0.27 ac
Current owner
From public records · entity-resolved
Partners 4 RT
Entity
Mailing address
163 NEWBURY ST, FRAMINGHAM, MA 01701-4537
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2013
$1,200,000
Partners 4 RT
Lauramelissa RT
Quit Claim Deed
$800,000 · Rockland Trust Co
Apr 21, 2000
—
448 Waverly St. Rlty
—
Deed Of Trust
related
$250,000 · Metrowest Bank
Jul 20, 1999
$575,000
Lauramelissa RT
448 Waverly St Rlty
Grant Deed
$450,000 · Middlesex Savings Bank
Mar 8, 1996
—
448 Waverly St. Rlty
—
Deed Of Trust
related
$40,000 · Peoples Bk Brockton
Aug 30, 1995
—
448 Waverly St. Rlty
—
Deed Of Trust
related
$430,000 · Peoples Bk Brockton
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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