Entity Owned Property summary
AI-generated overview
The property located at 84 Worcester Road in Framingham is configured as a retail building with approximately 26,700 square feet of retail space. It is situated on Route 9 and includes commercial co-tenancies such as Verizon and Uno.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
54,793 SF
Lot
4.04 ac (176,157 SF)
Zoning code
B
APN
FRAM M:104 B:43 L:1568 U:000
UPID
US38-0456417
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.95M
CAP Approach
CAP
$13.91M
Comparable Approach
Comparable
$13.44M
Blend (final)
Blend
$14.07M
Owner & transaction history
since 2021
Last sale
$16.0M
6 recorded transactions
Zoning & alternative use
B · Framingham, MA
Zoning description
B-1), Community Business (B-2), General Business (B-3 and B-4), Central Business (CB), and Business (B). (1) Neighborhood Business: B-1. The purpose of the Neighborhood Business District is to preserve and encourage the…
General category
COMMERCIAL
Top alternative use upside
Restaurant
$15.9M
+68.0%
Auto repair, garage
$15.4M
+62.8%
Neighborhood: shopping center
$15.2M
+60.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.07M
Value range
$12.66M – $15.48M
±10% around blend
Estimated value / SF
$257 / SF
Confidence
High
14 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$12.66M
blend $14.07M
$15.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
54,793 SF
Lot area
4.04 ac
Year built
1979
Stories
1
APN
FRAM M:104 B:43 L:1568 U:000
Zoning
B
Assessed value
$10,533,200
Annual tax
$279,757
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.91M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.07M
@ 6.5% CAP return
$13.91M
@ 7% CAP return
$12.92M
4
Sales comparison
Partial preview
Sales approach indication
$10.17M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.5 mi away · 44,060 SF
13.2 mi away · 45,184 SF
17.5 mi away · 58,591 SF
19.0 mi away · 70,903 SF
19.0 mi away · 70,903 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 45 sales
$173
+49%
Submarket 56 sales
$173
+49%
County 830 sales
$258
-1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $257/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+68%
vs current-use indication
Auto Repair, Garage
Neighborhood: Shopping Center
Apartment House (5+ Units)
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.00%
Implied, in-place cap rate for this other commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.00%
9.0%
NOI (est.)
$1.12M *
Last sale · Dec 2021
$16.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$18.67M
Move the market yield to see immediate price impact.
Value / SF
$341
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.50%6.00%6.50%
$1.01M
$18.33M
$16.80M
$15.51M
$1.12M
$20.36M
$18.67M
$17.23M
$1.23M
$22.40M
$20.53M
$18.95M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$18.06M
1.4 mi · Jan 2026 · $267/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$279,757
Tax year 2020
Assessed value
$10,533,200
Assessed 2024
Previous assessed
$10,533,200
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed land
$3,197,100
Assessed improvement
$7,336,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
54,793 SF
Lot
4.04 ac (176,157 SF)
Zoning code
B
APN
FRAM M:104 B:43 L:1568 U:000
UPID
US38-0456417
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B · Framingham, MAZoning B · permitted uses
B · Framingham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
B-1), Community Business (B-2), General Business (B-3 and B-4), Central Business (CB), and Business (B). (1) Neighborhood Business: B-1. The purpose of the Neighborhood Business District is to preserve and encourage the…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
4.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B
COMMERCIAL
Jurisdiction
Framingham, MA
Recorded code
B
Official district
B
Official district profile
What the municipal code says about B
Zoning description
B-1), Community Business (B-2), General Business (B-3 and B-4), Central Business (CB), and Business (B). (1) Neighborhood Business: B-1. The purpose of the Neighborhood Business District is to preserve and encourage the…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B in Framingham, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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