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Property profile & analytics
OFF-MARKET
Estimated value
$9,760,000
Residential income homes
10 Golf Dr Plymouth, MA 02360-7813
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-2176892
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2014
Construction
STEEL FRAME
Total area
79,199 SF
Lot
3.82 ac (166,613 SF)
Zoning code
RR
APN
PLYM M:077D B:0000 L:0010-540
UPID
US38-2176892
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
-
Laurelwood at The Pinehills Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.08M
Blend (final)
Blend
$9.76M
Owner & transaction history
Northbridge Laurelwood 2 · 7 yrs held
Northbridge Laurelwood 2
since 2019
1 recorded transaction
Zoning & alternative use
RR · Plymouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
§205-2. Rural Residential (RR). 1. To discourage residential sprawl by directing development into Village Centers and thereby reducing the need for costly infrastructure extension within rural areas of Town. 2. To preserve the natural, rural character of presently rural areas of the Town and discourage development in areas with characteristics making such ar…
Zone name
Rural Residential
General category
RESIDENTIAL
Zone area
164.32 ac
Top alternative use upside
Office building
$15.6M
+123.5%
Commercial (general)
$10.3M
+48.2%
Restaurant
$9.9M
+41.7%
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 Plymouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plymouth 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
APARTMENT HOUSE (5+ UNITS)
$6,965,000
Current use
OFFICE BUILDING
$15,565,000
Change: +124% · Conversion: Moderate
COMMERCIAL (GENERAL)
$10,320,000
Change: +48% · Conversion: Moderate
RESTAURANT
$9,865,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$9,470,000
Change: +36% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$9,315,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$7,365,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$9.76M
Range $8.78M – $10.74M · ±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
$123 / 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
$229,470
Tax year 2024
Assessed value
$17,829,800
Assessed 2024
Previous assessed
$17,829,800
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$4,800,000
Assessed improvement
$13,029,800
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
80
Rooms
80
Bathrooms
88
Total area
79,199 SF
Lot
3.82 ac (166,613 SF)
Zoning code
RR
APN
PLYM M:077D B:0000 L:0010-540
UPID
US38-2176892
Jurisdiction
PLYMOUTH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RR · Plymouth, MAZoning RR · permitted uses
RR · Plymouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
§205-2. Rural Residential (RR). 1. To discourage residential sprawl by directing development into Village Centers and thereby reducing the need for costly infrastructure extension within rural areas of Town. 2. To preserve the natural, rural character of presently rural areas of the Town and discourage development in areas with characteristics making such areas generally less suitable for development than land in other Districts, such as land containing valuable wildlife habitat, having distinctive soil and slope characteristics or being served by limited municipal services. 76
Zone name
Rural Residential
General category
RESIDENTIAL
Zone area
164.32 ac
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.0M
OFFICE BUILDING
Est. value
$15.6M
COMMERCIAL (GENERAL)
Est. value
$10.3M
RESTAURANT
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.5M
INDUSTRIAL (GENERAL)
Est. value
$9.3M
RETAIL STORES
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
80
Rooms
80
Bathrooms
88
Lot
3.82 ac
Current owner
From public records · entity-resolved
Northbridge Laurelwood 2
Individual
Mailing address
71 3RD AVE, BURLINGTON, MA 01803-4471
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2019
$19,790,000
Northbridge Laurelwood 2
Northbridge Laurelwood
Quit Claim Arm's Length For Ne States
$144,555,000 · Holliday Fenoglio
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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