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Property profile & analytics
OFF-MARKET
Estimated value
$60,385,000
Investment properties
470 Franklin St, Framingham, MA 01702-6299
Entity Owned
8-yr Hold
Property ID
US38-1781080
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2019
Construction
FRAME
Total area
264,247 SF
Lot
6.09 ac (265,324 SF)
Zoning code
M-1
APN
FRAM M:111 B:50 L:2385 U:000
UPID
US38-1781080
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
-
ECR Marble and Granite Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$67.08M
Comparable Approach
Comparable
$65.68M
Blend (final)
Blend
$60.39M
Owner & transaction history
Baystone Farm Pond LLC · 8 yrs held
Baystone Farm Pond LLC
since 2017
3 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$76.7M
+68.0%
Auto repair, garage
$74.4M
+62.8%
Neighborhood: shopping center
$73.2M
+60.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$72,670,000
6.5%
$67,080,000
7%
$62,285,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$45,670,000
Current use
RESTAURANT
$76,715,000
Change: +68% · Conversion: Difficult
AUTO REPAIR, GARAGE
$74,375,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$73,215,000
Change: +60% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$60,885,000
Change: +33% · Conversion: Moderate
RETAIL STORES
$56,740,000
Change: +24% · Conversion: Easy
INDUSTRIAL (GENERAL)
$40,560,000
Change: -11% · Conversion: Moderate
WAREHOUSE, STORAGE
$38,435,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$60.39M
Range $54.35M – $66.42M · ±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
$229 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$153,450
Tax year 2019
Assessed value
$64,021,100
Assessed 2024
Previous assessed
$64,021,100
+0.0% YoY
Effective rate
0.24%
On assessed value
Assessed land
$10,500,000
Assessed improvement
$53,521,100
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
2019
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
3
Units
212
Rooms
245
Bathrooms
101
Total area
264,247 SF
Lot
6.09 ac (265,324 SF)
Zoning code
M-1
APN
FRAM M:111 B:50 L:2385 U:000
UPID
US38-1781080
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
COMMERCIAL (GENERAL) Current
Est. value
$45.7M
RESTAURANT
Est. value
$76.7M
AUTO REPAIR, GARAGE
Est. value
$74.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$73.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$60.9M
RETAIL STORES
Est. value
$56.7M
INDUSTRIAL (GENERAL)
Est. value
$40.6M
WAREHOUSE, STORAGE
Est. value
$38.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2019
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
4
Units
212
Rooms
245
Bathrooms
101
Lot
6.09 ac
Current owner
From public records · entity-resolved
Baystone Farm Pond LLC
Entity
Mailing address
21 CTR ST, WESTON, MA 02493-1563
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2018
—
Baystone Farm Pond LLC
—
Deed
related
$46,600,000 · Keybank USA
Dec 21, 2017
$4,700,000
Baystone Farm Pond LLC
Framingham Franklin Ll
Quit Claim Arm's Length For Ne States
$5,000,000 · Mutualone Bk
—
—
Baystone Farm Pond LLC
—
Deed Of Trust
related
$46,600,000 · Keybank USA
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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