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Property profile & analytics
OFF-MARKET
Estimated value
$19,640,000
Residential income homes
49 Edmands Rd Framingham, MA 01701-3119
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-0214224
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2010
Construction
FRAME
Total area
148,420 SF
Lot
8.81 ac (383,851 SF)
Zoning code
R-4
APN
FRAM M:037 B:25 L:5326 U:000
UPID
US38-0214224
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
-
Shillman House: A 2Life Community Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$26.03M
Blend (final)
Blend
$19.64M
Owner & transaction history
Jche Framingham LP · 16 yrs held
Jche Framingham LP
since 2010
6 recorded transactions
Zoning & alternative use
R-4 · 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
RETAIL STORES
$31,870,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$19.64M
Range $17.68M – $21.60M · ±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
Tax billed
$295,884
Tax year 2024
Assessed value
$23,746,700
Assessed 2024
Previous assessed
$23,746,700
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$8,000,000
Assessed improvement
$15,746,700
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2010
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
150
Rooms
506
Bathrooms
152
Total area
148,420 SF
Lot
8.81 ac (383,851 SF)
Zoning code
R-4
APN
FRAM M:037 B:25 L:5326 U:000
UPID
US38-0214224
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-4 · Framingham, MA
Zoning R-4 · permitted uses
R-4 · 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
RETAIL STORES
Est. value
$31.9M
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
2010
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
150
Rooms
506
Bathrooms
152
Lot
8.81 ac
Current owner
From public records · entity-resolved
Jche Framingham LP
Entity
Mailing address
30 WALLINGFORD RD, BRIGHTON, MA 02135-4708
Ownership since
2010
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
Aug 26, 2010
—
Jche Framingham LP
—
Deed Of Trust
related
$467,309 · Ma Housing Finance Authority
Jan 27, 2010
$1,319,000
Jche Framingham LP
Jewish Cmnty Hsng For
Deed
$7,579,000 · Jewish Community INC
Jan 27, 2010
—
Jche Framingham LP
—
Grant Deed
related
$9,320,000 · Ma Housing Finance Authority
Nov 21, 2003
$1,289,000
Jewish Community Hsng
Clinton,edward F
Grant Deed
$1,040,000 · Boston Comm Loan Fund INC
Nov 21, 2003
—
Jewish Community Hsng
—
Deed Of Trust
related
$1,040,000 · Boston Comm Loan Fund INC
Feb 16, 2001
$475,000
Edmands Rd Rlty LLC
Prouty Lawrence R Est
Grant Deed
$380,000 · Middlesex 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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