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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Medical Office Space
620 Old W Central St, Franklin, MA 02038-3051
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-0372888
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2002
Construction
FRAME
Total area
6,670 SF
Lot
0.7 ac (30,335 SF)
APN
FRAN M:270 L:015
UPID
US38-0372888
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
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$771k
Blend (final)
Blend
$660k
Owner & transaction history
Antonio L Pinto · 12 yrs held
Antonio L Pinto
since 2013
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$950,000
+24.6%
Commercial (general)
$950,000
+24.5%
Restaurant
$940,000
+23.5%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$765,000
Current use
OFFICE BUILDING
$950,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$950,000
Change: +24% · Conversion: Easy
RESTAURANT
$940,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$890,000
Change: +17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$830,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$800,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$615,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$99 / 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
$18,625
Tax year 2024
Assessed value
$1,579,700
Assessed 2024
Previous assessed
$1,579,700
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$463,100
Assessed improvement
$1,116,600
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
4
Total area
6,670 SF
Lot
0.7 ac (30,335 SF)
APN
FRAN M:270 L:015
UPID
US38-0372888
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$765,000
OFFICE BUILDING
Est. value
$950,000
COMMERCIAL (GENERAL)
Est. value
$950,000
RESTAURANT
Est. value
$940,000
INDUSTRIAL (GENERAL)
Est. value
$890,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$800,000
RETAIL STORES
Est. value
$615,000
MEDICAL BUILDING Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
4
Lot
0.7 ac
Current owner
From public records · entity-resolved
Antonio L Pinto
Individual
Mailing address
100 MEDWAY RD, MILFORD, MA 01757-2923
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2013
$1,470,000
Antonio L Pinto
Heuser Raybuck LLC
Quit Claim Arm's Length For Ne States
$750,000 · Milford Natl Bk & Tr
Nov 9, 2011
—
Heuser Raybuck LLC
—
Deed Of Trust
related
$800,000 · Middlesex Savings Bank
Apr 21, 2009
—
Heuser-raybuck LLC
—
Deed Of Trust
related
$400,000 · Kathleen S Heuser
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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