Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$21,945,000
Assisted living facilities
20 Summer St Chelmsford, MA 01824-3071
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0898360
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
FRAME
Total area
95,220 SF
Lot
6.31 ac (274,864 SF)
Zoning code
CC
APN
CHEL M:0084 B:0334 L:12
UPID
US38-0898360
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
$21.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.92M
Blend (final)
Blend
$21.95M
Owner & transaction history
20 Summer St Owner LLC · 2 yrs held
20 Summer St Owner LLC
since 2024
Last sale
$21.9M
6 recorded transactions
Zoning & alternative use
CC · Chelmsford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
These are commercial districts designed to allow the clustering of stores, offices and so on around a central parking area. These are high traffic generators usually located on major roads.
Zone name
Shopping Center
General category
COMMERCIAL
Zone area
114.15 ac
Source
Realmo
Top alternative use upside
Restaurant
$27.6M
+63.2%
Auto repair, garage
$26.8M
+58.3%
Neighborhood: shopping center
$26.4M
+55.8%
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 Chelmsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chelmsford 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
$21,945,000
ML approach
$21,945,000
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)
$16,935,000
Current use
RESTAURANT
$27,645,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,800,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,385,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$25,670,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$24,605,000
Change: +45% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$21,940,000
Change: +30% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$14,615,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$21.95M
Range $19.75M – $24.14M · ±10% · vs last sale $21.94M (Jul 1 2024)
Last sale anchor
$21.94M
Jul 1 2024
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
$230 / 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
$255,910
Tax year 2024
Assessed value
$14,861,200
Assessed 2024
Previous assessed
$13,366,200
+11.2% YoY
Effective rate
1.72%
On assessed value
Assessed land
$3,410,000
Assessed improvement
$11,451,200
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
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
95,220 SF
Lot
6.31 ac (274,864 SF)
Zoning code
CC
APN
CHEL M:0084 B:0334 L:12
UPID
US38-0898360
Jurisdiction
CHELMSFORD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CC · Chelmsford, MAZoning CC · permitted uses
CC · Chelmsford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
These are commercial districts designed to allow the clustering of stores, offices and so on around a central parking area. These are high traffic generators usually located on major roads.
Zone name
Shopping Center
General category
COMMERCIAL
Zone area
114.15 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$16.9M
RESTAURANT
Est. value
$27.6M
AUTO REPAIR, GARAGE
Est. value
$26.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.4M
RETAIL STORES
Est. value
$25.7M
COMMERCIAL (GENERAL)
Est. value
$24.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$21.9M
INDUSTRIAL (GENERAL)
Est. value
$14.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1994
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
6.31 ac
Current owner
From public records · entity-resolved
20 Summer St Owner LLC
Entity
Mailing address
300 E MARKET ST STE #100, LOUISVILLE, KY 40202-1968
Ownership since
2024
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
Jul 1, 2024
—
20 Summer St Owner LLC
Churchill Prop Protfolio
Quit Claim Deed
related
—
Aug 5, 2021
$21,944,147
Churchill Prop Portfolio
Harvest Summer Pl
Quit Claim Arm's Length For Ne States
—
Mar 20, 2007
$20,488,443
Harvest Summer Retirement
Chelmsford Retirement LP
Grant Deed
$999,999,999 · Goldman Mtg Cap LLC
Sep 8, 2005
—
Colson & Colson Const Co
—
Deed Of Trust
related
$6,800,000 · Ing LLC & Annuity Co
Nov 21, 1995
—
Chelmsford Retirement
—
Deed Of Trust
related
$6,600,000 · Mass Mutual Life Ins
—
—
Harvest Summer Pl R & Trust
—
Deed Of Trust
related
$9,121,000 · Walker & Dunlop
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 20 Summer St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
