Individually Owned Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
FRAME
Total area
50,321 SF
Lot
7.36 ac (320,661 SF)
Zoning code
ACF
APN
WILB M:1150 B:158 L:5907
UPID
US38-0452654
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Nursing Home Retirement Community
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.48M
Owner & transaction history
since 2011
6 recorded transactions
Zoning & alternative use
ACF · Wilbraham, MA
Zoning description
The purpose of this district is to provide special adult care facilities uses
General category
UNKNOWN
Top alternative use upside
Medical building
$2.2M
+49.9%
Industrial (general)
$1.7M
+12.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.48M
Value range
$1.33M – $1.62M
±10% around blend
Estimated value / SF
$29 / SF
Confidence
Low
3 county-verified comps
Property data
100
Comparable evidence
30
$1.33M
blend $1.48M
$1.62M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
50,321 SF
Lot area
7.36 ac
Year built
1999
Stories
2
APN
WILB M:1150 B:158 L:5907
Zoning
ACF
Assessed value
$4,854,400
Annual tax
$89,806
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$7.17M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 55,486 SF
9.5 mi away · 52,741 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.48M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+50%
vs current-use indication
Industrial (general)
Homes (retired, Handicap, Rest, Convalescent, Nursing) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.85M
Move the market yield to see immediate price impact.
Value / SF
$96
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$306k
$6.12M
$4.37M
$3.40M
$340k
$6.80M
$4.85M
$3.78M
$374k
$7.48M
$5.34M
$4.15M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$7.28M
4.6 mi · Jan 2026 · $129/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$89,806
Tax year 2024
Assessed value
$4,854,400
Assessed 2024
Previous assessed
$4,854,400
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$1,012,200
Assessed improvement
$3,842,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1999
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
66
Rooms
66
Total area
50,321 SF
Lot
7.36 ac (320,661 SF)
Zoning code
ACF
APN
WILB M:1150 B:158 L:5907
UPID
US38-0452654
Jurisdiction
WILBRAHAM
Zoning & alternative use
ACF · Wilbraham, MAZoning ACF · permitted uses
ACF · Wilbraham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this district is to provide special adult care facilities uses
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
66
Rooms
66
Lot
7.36 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
ACF
UNKNOWN
Jurisdiction
Wilbraham, MA
Recorded code
ACF
Official district
ACF
Official district profile
What the municipal code says about ACF
Zoning description
The purpose of this district is to provide special adult care facilities uses
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for ACF in Wilbraham, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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