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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Retail space
58 Pearl St Framingham, MA 01702-6634
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0079893
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Construction
FRAME
Total area
6,165 SF
Lot
0.3 ac (13,199 SF)
Zoning code
CB
APN
FRAM M:127 B:77 L:6085 U:000
UPID
US38-0079893
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
-
Mega Realty Services Inc. Real Estate Agency
-
BR Channels Television Studio Media Distribution
-
Ad brás Boston framingham - Assembléia de Deus Ministério de Madureira Church
-
Gabe Mega Realtor Real Estate Agency
-
BRUSA TV Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$783k
Blend (final)
Blend
$1.23M
Owner & transaction history
Tct Property Group LLC · 1 yrs held
Tct Property Group LLC
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
CB · Framingham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+35.2%
Auto repair, garage
$1.7M
+31.1%
Neighborhood: shopping center
$1.7M
+29.0%
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
$1,275,000
ML approach
$1,215,000
CAP Approach
CAP Return
Estimation
6%
$1,475,000
6.5%
$1,365,000
7%
$1,265,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,325,000
Current use
RESTAURANT
$1,790,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,735,000
Change: +31% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,710,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,420,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,065,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±10% · vs last sale $1.22M (Feb 1 2023)
Last sale anchor
$1.22M
Feb 1 2023
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
$200 / 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
$13,033
Tax year 2024
Assessed value
$512,900
Assessed 2024
Previous assessed
$512,900
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$160,400
Assessed improvement
$352,500
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
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Bathrooms
2
Total area
6,165 SF
Lot
0.3 ac (13,199 SF)
Zoning code
CB
APN
FRAM M:127 B:77 L:6085 U:000
UPID
US38-0079893
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
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1900
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Bathrooms
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
Tct Property Group LLC
Entity
Mailing address
58 PEARL ST, FRAMINGHAM, MA 01702-6634
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
Tct Property Group LLC
Framingham City Of
Deed
related
—
Feb 1, 2023
$1,220,000
58 Pearl St LLC
Tct Property Group LLC
Quit Claim Arm's Length For Ne States
$610,000 · Mutualone Bank
Feb 1, 2023
—
58 Pearl St LLC
—
Deed
related
$502,000 · Bay Colony Development Corp
Jun 27, 2022
—
Tct Property Group LLC
—
Deed
related
—
Jun 17, 2022
—
Tct Property Group LLC
—
Deed
related
$500,000 · Mutualone Bank
Feb 22, 2007
—
Norman J Kaswell
—
Deed Of Trust
related
$525,000 · Ben Franklin Savings Bank
May 14, 2002
—
Norman J Kaswell
—
Deed Of Trust
related
$275,000 · Community Bank NA
Jun 12, 1990
—
Norman J Kaswell
—
Deed Of Trust
related
$250,000 · Shawmut Bank Of Boston
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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