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Property profile & analytics
OFF-MARKET
Estimated value
$11,885,000
Assisted living facilities
18 Frances St, Woburn, MA 01801-3006
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0109196
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
FRAME
Total area
23,032 SF
Lot
1.88 ac (81,893 SF)
Zoning code
R-2
APN
WOBU M:36 B:14 L:30 U:00
UPID
US38-0109196
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
-
Woburn Rehabilitation & Nursing Center | Salter HealthCare Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.89M
Owner & transaction history
2021 Wob LLC · 4 yrs held
2021 Wob LLC
since 2021
Last sale
$13.0M
6 recorded transactions
Zoning & alternative use
R-2 · Woburn, 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 Woburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woburn 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
$12,295,000
ML approach
$9,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.89M
Range $10.70M – $13.07M · ±10% · vs last sale $13.00M (Dec 30 2021)
Last sale anchor
$13.00M
Dec 30 2021
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
$516 / 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
$94,204
Tax year 2024
Assessed value
$4,777,100
Assessed 2024
Previous assessed
$4,586,100
+4.2% YoY
Effective rate
1.97%
On assessed value
Assessed land
$588,000
Assessed improvement
$4,189,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
40
Total area
23,032 SF
Lot
1.88 ac (81,893 SF)
Zoning code
R-2
APN
WOBU M:36 B:14 L:30 U:00
UPID
US38-0109196
Jurisdiction
WOBURN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-2 · Woburn, MA
Zoning R-2 · permitted uses
R-2 · Woburn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woburn. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1969
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
40
Lot
1.88 ac
Current owner
From public records · entity-resolved
2021 Wob LLC
Entity
Mailing address
223 SWANTON ST, WINCHESTER, MA 01890-1968
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2021
$13,000,000
2021 Wob LLC
Frances Street 18 LLC
Quit Claim Arm's Length For Ne States
$44,207,500 · White Oak Healthcare
Jun 16, 2021
—
Frances St 18 LLC
—
Deed
related
$9,291,200 · Walker & Dunlop LLC
Feb 10, 2010
—
18 Frances St LLC
—
Deed Of Trust
related
$10,460,800 · Worth Funding INC
Apr 30, 2008
—
Frances Street 18 LLC
—
Deed Of Trust
related
$9,700,000 · Gary Needham
Dec 30, 1991
—
RT Salter
—
Deed Of Trust
related
$987,000 · Shawmut
Jan 11, 1989
—
Ronald S Ponte
—
Deed Of Trust
related
$75,000 · Winchester Savings Bank
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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