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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Assisted living facilities
150 Lincoln St Needham, MA 02492-2914
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0392197
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
45,920 SF
Lot
1.87 ac (81,631 SF)
Zoning code
CS
APN
NEED M:046.0 B:0021 L:0000.0
UPID
US38-0392197
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
-
Briarwood Rehabilitation & Healthcare Center Nursing Home
-
Fuller Michael J MD Physician
-
Christine Flynn Physician
-
Diane M. Luca, PTA Physician
-
ASIF ABDUL SULTAN MERCHANT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.29M
Owner & transaction history
Briarwood Prop LLC · 13 yrs held
Briarwood Prop LLC
since 2012
7 recorded transactions
Zoning & alternative use
CS · Needham, 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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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
$1,240,000
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)
$1,395,000
Current use
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±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
$28 / 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
$105,737
Tax year 2024
Assessed value
$4,303,500
Assessed 2024
Previous assessed
$4,303,500
+0.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$574,700
Assessed improvement
$3,728,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Heating
HOT WATER
Cooling
YES
Buildings
2
Stories
2
Total area
45,920 SF
Lot
1.87 ac (81,631 SF)
Zoning code
CS
APN
NEED M:046.0 B:0021 L:0000.0
UPID
US38-0392197
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CS · Needham, MA
Zoning CS · permitted uses
CS · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Needham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1970
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
2
Lot
1.87 ac
Current owner
From public records · entity-resolved
Briarwood Prop LLC
Entity
Mailing address
1608 RTE 88TH STE #301, BRICK, NJ 08724-3009
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2017
—
Briarwood Property LLC
—
Deed
related
$17,462,500 · Housing & Healthcare Fin
Jun 2, 2014
—
Briarwood Property LLC
—
Grant Deed
related
$60,000,000 · Zions First Nat'l Bk
Dec 31, 2012
$3,765,000
Briarwood Prop LLC
Nrnc Realty LLC
Grant Deed
$8,750,000 · Rockland Trust Co
Mar 3, 2005
—
Nrnc Realty LLC
—
Deed Of Trust
related
$688,000 · South Eastern Econ Dev Corp
Jan 31, 2005
—
Nrnc Realty LLC
—
Deed Of Trust
related
$665,000 · Ben Franklin Savings Bank
Dec 31, 2004
$1,615,000
Nrnc Realty LLC
Kindred Healthcare Operat
Grant Deed
$1,900,000 · Shirley Ralston
Dec 23, 2003
$3,438,663
Kendred Healthcare Operat
Ventas Realty LP
Grant Deed
—
Mar 2, 2000
—
Ventas Rlty LP
—
Deed Of Trust
related
$998,367,900 · Bank Of America
—
—
Briarwood Property LLC
—
Deed Of Trust
related
$17,462,500 · Housing & Healthcare Fin
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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