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Property profile & analytics
OFF-MARKET
Estimated value
$149,605,000
Commercial real estate
500 Staples Dr, Framingham, MA 01702-4478
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0697388
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1999
Construction
STEEL FRAME
Total area
906,841 SF
Lot
47.93 ac (2,087,787 SF)
Zoning code
M-1
APN
FRAM M:105 B:80 L:8966 U:000
UPID
US38-0697388
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
-
Chef Louie's, Inc Restaurant
-
Staples Real Estate Agency
-
Staples Inc. Corporate Headquarters (Bike/Boat/Book/etc) Store
-
UPS Alliance Shipping Partner Courier Service Postal Service
-
FedEx Drop Box Shipping Company Freight Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$97.81M
Blend (final)
Blend
$149.61M
Owner & transaction history
Stp Framingham Ma LLC · 6 yrs held
Stp Framingham Ma LLC
since 2020
Last sale
$165.0M
3 recorded transactions
Zoning & alternative use
M-1 · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$208.9M
+33.3%
Retail stores
$194.7M
+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
$179,100,000
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)
$156,740,000
Current use
APARTMENT HOUSE (5+ UNITS)
$208,945,000
Change: +33% · Conversion: Moderate
RETAIL STORES
$194,725,000
Change: +24% · Conversion: Easy
INDUSTRIAL (GENERAL)
$139,200,000
Change: -11% · Conversion: Moderate
WAREHOUSE, STORAGE
$131,900,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$149.61M
Range $134.64M – $164.57M · ±10% · vs last sale $165.00M (Feb 4 2020)
Last sale anchor
$165.00M
Feb 4 2020
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
$165 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$2,345,093
Tax year 2020
Assessed value
$76,630,100
Assessed 2024
Previous assessed
$76,630,100
+0.0% YoY
Effective rate
3.06%
On assessed value
Assessed land
$9,804,400
Assessed improvement
$66,825,700
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
6
Units
3
Rooms
1
Bathrooms
40
Total area
906,841 SF
Lot
47.93 ac (2,087,787 SF)
Zoning code
M-1
APN
FRAM M:105 B:80 L:8966 U:000
UPID
US38-0697388
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
$156.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$208.9M
RETAIL STORES
Est. value
$194.7M
INDUSTRIAL (GENERAL)
Est. value
$139.2M
WAREHOUSE, STORAGE
Est. value
$131.9M
COMMERCIAL (GENERAL) Current
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
2
Units
3
Rooms
1
Bathrooms
40
Lot
47.93 ac
Current owner
From public records · entity-resolved
Stp Framingham Ma LLC
Entity
Mailing address
888 7TH AVE, NEW YORK, NY 10106-0200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 4, 2020
$165,000,000
Stp Framingham Ma LLC
Red Hq Propco LLC
Quit Claim Deed
$90,000,000 · Jb Invs
May 3, 2019
—
Red Hq Propco LLC
Staples INC
Quit Claim Deed
related
—
Aug 19, 1997
$10,000,000
Staples INC
Rose Holding INC
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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