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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Office buildings
850 Franklin St, Wrentham, MA 02093-2406
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-0607457
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Construction
FRAME
Total area
12,712 SF
Lot
2.73 ac (118,899 SF)
Zoning code
C-2 80
APN
WREN M:J-11 B:02 L:04
UPID
US38-0607457
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
-
United Consultants Consultant
-
Classic Floor Coverings Carpet & Flooring Store Hardware & Home Improvement
-
National Board-Trial Advocacy Law Firm
-
James' Breakfast and More Restaurant
-
Unique Remodel & Design Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.42M
Owner & transaction history
Four Oaks Corp · 28 yrs held
Four Oaks Corp
since 1997
7 recorded transactions
Zoning & alternative use
C-2 80 · Wrentham, 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 Wrentham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wrentham 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
OFFICE BUILDING
$3,730,000
Current use
RETAIL STORES
$3,720,000
Change: 0% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,650,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,255,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±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
$190 / 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
$21,211
Tax year 2024
Assessed value
$1,221,100
Assessed 2024
Previous assessed
$1,221,100
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$227,700
Assessed improvement
$993,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
9
Total area
12,712 SF
Lot
2.73 ac (118,899 SF)
Zoning code
C-2 80
APN
WREN M:J-11 B:02 L:04
UPID
US38-0607457
Jurisdiction
WRENTHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C-2 80 · Wrentham, MA
Zoning C-2 80 · permitted uses
C-2 80 · Wrentham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wrentham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.7M
RETAIL STORES
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING Current
RETAIL STORES
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
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
9
Lot
2.73 ac
Current owner
From public records · entity-resolved
Four Oaks Corp
Entity
Mailing address
850 FRANKLIN ST STE #4, WRENTHAM, MA 02093-2406
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2016
—
4 Oaks Corp
—
Deed
related
$300,000 · Rockland Tr
Mar 13, 2013
—
4 Oaks Corp
—
Deed Of Trust
related
$2,000,000 · Rockland Trust Co
Dec 11, 2012
—
4 Oaks Corp
—
Deed Of Trust
related
$250,000 · Rockland Trust Co
Nov 20, 2009
—
Diplacido Dev Corp
—
Deed Of Trust
related
$2,000,000 · Rockland Trust Co
Jul 24, 2009
—
4 Oaks Corp
—
Deed Of Trust
related
$640,000 · Walpole Coop Bank
Jul 24, 2006
—
4 Oaks Corp
—
Deed Of Trust
related
$4,405,650 · Ben Franklin Savings Bank
Aug 9, 2002
—
Four Oaks Corp
—
Deed Of Trust
related
$395,000 · Ben Franklin Savings Bank
Oct 1, 1997
$350,000
Four Oaks Corp
Lorusso,samuel A
Grant Deed
$460,000 · Walpole Coop Bank
Oct 1, 1997
—
Four Oaks Corp
—
Deed Of Trust
related
$50,000 · Walpole Coop Bank
May 31, 1994
$225,000
Four Oaks Corp
Robric RT
Grant Deed
$175,000 · Zeger Corp Pension Trust
—
—
4 Oaks Corp
—
Deed Of Trust
related
$300,000 · Rockland Tr
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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