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    Property profile & analytics

    855 Worcester Rd Framingham, MA 01703

    • Commercial real estate
    • 60,395 SF
    • 3.84 lot acres
    For Sale
    View listing
    $90,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-1595469
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Pro Tech Guy / Computer Repair Service / Computer Consultant
    • Kenwood Organization / Real Estate Developer
    • Aoi Japanese Restaurant / Asian Restaurant / Sushi Restaurant
    • The Teddy Bear Village Inc, Trolley Square / Day Care Center
    • Hair by Francesca Collier Adelman at Exposure Hair Design / Hairdresser

    Property Details for 855 Worcester Rd

    Year built
    1900
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    3.84 lot acres
    Property size
    60,395 SF
    Zone code
    B-3
    Property type
    Commercial real estate
    APN
    FRAM M:090 B:44 L:5518 U:000
    APU
    FRAMM090B44L5518U000

    Description

    This exceptional 50,000 square foot, Class B, single-story medical office building is situated at 855 Worcester Rd, Framingham, MA 01701, conveniently located near the Edgell Road ramp. The property boasts a prime location in the Framingham/Natick submarket of Middlesex County, within walking distance of Framingham State University. It features a diverse tenant mix including retail and office spaces, with the US Post Office as an anchor tenant. This multi-tenant property offers ample parking with 300 spaces, ensuring convenient access for patients and staff. Units range from 1,000 to 7,000 square feet, with a minimum divisible space of 7,000 square feet and a maximum contiguous space of 7,000 square feet. The property benefits from high foot traffic, excellent signage opportunities, and on-site management. Its B zoning designation provides flexibility for various uses. The property is part of Trolley Square, one of Route 9's premier plazas. This location offers exceptional visibility and accessibility, making it an ideal investment opportunity for medical professionals seeking a thriving and well-established location. Currently, one space is available.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $7,408,000
      Market price range: $5.34M - $15.1M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $10,445,000
      Current use
      OFFICE BUILDING
      $9,500,000
      Change: -9% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $9,270,000
      Change: -11% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Framingham
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.4322
    Latitude
    42.3006
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $205,913
    $2,022,500
    $5,353,000
    $7,375,500
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,390,000
      9,056 SF

      901 Edgell Rd

      COMMERCIAL (GENERAL) • 9,056 SF
      901 Edgell Rd, Framingham, MA 01701
      View Details
    • Value Estimation
      $6,450,000
      42,300 SF

      1 Nicholas Rd

      COMMERCIAL (GENERAL) • 42,300 SF
      1 Nicholas Rd, Framingham, MA 01701-3483
      View Details
    • Value Estimation
      $9,335,000
      101,742 SF

      740 Cochituate Rd

      SHOW ROOM, WAREHOUSE • 101,742 SF
      740 Cochituate Rd, Framingham, MA 01701-4667
      View Details
    • Value Estimation
      $3,990,000
      28,496 SF

      510 Cochituate Rd

      COMMERCIAL (GENERAL) • 28,496 SF
      510 Cochituate Rd, Framingham, MA 01701-4628
      View Details
    • Value Estimation
      $15,565,000
      166,800 SF

      1455th Concord St

      COMMERCIAL (GENERAL) • 166,800 SF
      1455th Concord St, Framingham, MA 01701-7726
      View Details
    • Value Estimation by Request
      1.42 Acres

      Waverley St

      COMMERCIAL (GENERAL) • 1.42 Acres
      Waverley St, Framingham, MA 01701
      View Details

    Similar Nearby for Sale

    • $3,800,000
      0.68 Acres

      Framingham Office Building Investment

      Prime Office Space, High Visibility
      495 Old Connecticut Path, Framingham, MA 01701
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      Framingham Office Condo - Great Location

      1,036 sq ft, modern office suite, ample parking.
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      Renovated Office Building in Framingham

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      Turn-Key Retail Space on Golden Mile

      Fully renovated retail space in Framingham's thriving commercial corridor.
      419 Worcester Rd, Framingham, MA 01701
      View Details
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      Commercial Property with Showroom Potential

      Commercial property suitable for showroom or condo conversion project.
      429 Worcester Rd, Framingham, MA 01701
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    • $950,000
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      Renovated Office and Retail Property

      Freestanding office/retail building with flexible space and high visibility.
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      View Details

    Similar Nearby for Lease

    • $24 SF/Yr
      4,284 SF

      Signature Office Building For Lease

      Four-story office building with modern amenities and flexible layouts.
      463 Worcester Rd, Framingham, MA 01701
      View Details
    • $28 SF/Yr
      3,400 SF

      Framingham Office Space For Rent

      Office space in prime Metrowest corporate area with superb access.
      40 Speen St, Framingham, MA 01701
      View Details
    • Contact for pricing
      3,101 SF

      Framingham Office Park Suites Available

      Multi-tenant office building with modern amenities and abundant parking.
      1661 Worcester Rd, Framingham, MA 01701
      View Details
    • Contact for pricing
      26,700 SF

      Framingham Retail Opportunity on Route 9

      Retail space available on Route 9 in Framingham.
      84 Worcester Rd, Framingham, MA 01701
      View Details
    • $17 SF/Yr
      1,600 SF

      Framingham Flex Space Available

      Flex space available in Framingham, Massachusetts.
      2 Central St, Framingham, MA 01701
      View Details
    • Contact for pricing
      24,000 SF

      Framingham Office Building For Lease

      Three-story office building near major routes and amenities.
      1 Speen St, Framingham, MA 01701
      View Details
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    855 Worcester Rd
    Framingham, MA 01703
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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