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Property profile & analytics
OFF-MARKET
Estimated value
$18,750,000
Residential income homes
21 Cres St, Wakefield, MA 01880-2468
Individually Owned
10-yr Hold
Property ID
US38-1578898
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2016
Construction
STEEL FRAME
Total area
135,065 SF
Lot
1.58 ac (68,820 SF)
Zoning code
GR
APN
WAKE M:000017 B:0147 P:000091
UPID
US38-1578898
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
-
Brightview Wakefield - Senior Independent Living, Assisted Living, Memory Care Nursing Home Retirement Community
-
Chinese restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.75M
Owner & transaction history
Brightview Wakefield L · 10 yrs held
Brightview Wakefield L
since 2015
4 recorded transactions
Zoning & alternative use
GR · Wakefield, 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 Wakefield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wakefield 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)
$31,120,000
Current use
OFFICE BUILDING
$29,560,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$18.75M
Range $16.88M – $20.63M · ±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
$139 / 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
$272,914
Tax year 2024
Assessed value
$24,259,000
Assessed 2024
Previous assessed
$22,944,800
+5.7% YoY
Effective rate
1.13%
On assessed value
Assessed land
$7,150,000
Assessed improvement
$17,109,000
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2016
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
130
Rooms
8
Bathrooms
142
Total area
135,065 SF
Lot
1.58 ac (68,820 SF)
Zoning code
GR
APN
WAKE M:000017 B:0147 P:000091
UPID
US38-1578898
Jurisdiction
WAKEFIELD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
GR · Wakefield, MA
Zoning GR · permitted uses
GR · Wakefield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wakefield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$31.1M
OFFICE BUILDING
Est. value
$29.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
2016
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
130
Rooms
8
Bathrooms
142
Lot
1.58 ac
Current owner
From public records · entity-resolved
Brightview Wakefield L
Individual
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2019
—
Brightview Wakefield LLC
—
Deed
related
$48,300,000 · Pnc Mortgage LLC
Nov 13, 2015
$2,815,000
Brightview Wakefield L
Fraen Real Estate Corp
Quit Claim Deed
related
—
Jun 9, 1995
—
Fraen Corp
—
Deed Of Trust
related
$100,000 · Us Trust Middlesex
May 10, 1995
$149,900
Fraen Corp
Clothey Helen A Est
Grant Deed
—
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
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