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Property profile & analytics
OFF-MARKET
Estimated value
$9,035,000
Assisted living facilities
121 Northboro E Rd, Marlborough, MA 01752-1844
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0470507
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
53,452 SF
Lot
4.16 ac (181,210 SF)
APN
MARL M:078 B:003A L:000
UPID
US38-0470507
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
$8.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.04M
Owner & transaction history
Rima 121 Northborough Rd · 4 yrs held
Rima 121 Northborough Rd
since 2022
Last sale
$9.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.0M
+58.3%
Neighborhood: shopping center
$14.8M
+55.8%
Retail stores
$14.4M
+51.6%
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$8,375,000
ML approach
$8,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$9,505,000
Current use
AUTO REPAIR, GARAGE
$15,045,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,810,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$14,410,000
Change: +52% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,315,000
Change: +30% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,470,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$9.04M
Range $8.13M – $9.94M · ±10% · vs last sale $9.77M (Jan 4 2022)
Last sale anchor
$9.77M
Jan 4 2022
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
$169 / 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
$58,013
Tax year 2024
Assessed value
$3,285,000
Assessed 2024
Previous assessed
$3,285,000
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$439,800
Assessed improvement
$2,845,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
196
Total area
53,452 SF
Lot
4.16 ac (181,210 SF)
APN
MARL M:078 B:003A L:000
UPID
US38-0470507
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$15.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.8M
RETAIL STORES
Est. value
$14.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.3M
COMMERCIAL (GENERAL)
Est. value
$11.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
196
Lot
4.16 ac
Current owner
From public records · entity-resolved
Rima 121 Northborough Rd
Individual
Mailing address
1218 BROADWAY, HEWLETT, NY 11557-2002
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2026
—
Rea Rima
—
Deed
related
$57,979,000 · Key Bank
Jan 4, 2022
$9,773,016
Rima 121 Northborough Rd
Marlboro Hls Landlord Ma
Quit Claim Arm's Length For Ne States
$44,650,000 · X Caliber Funding LLC
Jul 18, 2014
$3,670,000
Marlboro Hill Landlord
Colonial Hlth Grp West
Quit Claim Arm's Length For Ne States
$68,750,000 · Webster Bank
Aug 17, 2004
$3,700,000
Colonial Health Grp
Kindred Healthcare INC
Grant Deed
$3,900,000 · Citizens Bank Of Ma
Dec 23, 2003
$7,573,894
Kindred Healthcare Operat
Ventas Fin I L L C
Grant Deed
—
Dec 21, 2001
—
Ventas Finance 1 LLC
—
Deed Of Trust
related
$225,000,000 · Merrill Lynch Credit Corp
Mar 2, 2000
—
Ventas Rlty LP
—
Deed Of Trust
related
$998,637,900 · Bank Of America
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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