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Property profile & analytics
OFF-MARKET
Estimated value
$8,355,000
Residential income homes
25 Hopedale St Hopedale, MA 01747-1734
Entity Owned
13-yr Hold
Free & Clear
Property ID
US38-0681806
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1999
Construction
FRAME
Total area
60,156 SF
Lot
1.01 ac (44,100 SF)
Zoning code
HMF
APN
HOPE M:0011 B:0116 L:0
UPID
US38-0681806
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
-
Atria Draper Place Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.89M
Comparable Approach
Comparable
$9.03M
Blend (final)
Blend
$8.36M
Owner & transaction history
Vtr Ne Holdings LLC · 13 yrs held
Vtr Ne Holdings LLC
since 2013
5 recorded transactions
Zoning & alternative use
HMF · Hopedale, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Historic Multiple Family
General category
SPECIAL
Zone area
9.25 ac
Source
Realmo
Top alternative use upside
Restaurant
$11.3M
+57.1%
Retail stores
$9.4M
+30.8%
Auto repair, garage
$9.2M
+27.9%
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 Hopedale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hopedale 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%
$11,795,000
6.5%
$10,885,000
7%
$10,110,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,220,000
Current use
RESTAURANT
$11,340,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$9,440,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,230,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$8,180,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,590,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,620,000
Change: -8% · Conversion: Moderate
WAREHOUSE, STORAGE
$6,035,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$8.36M
Range $7.52M – $9.19M · ±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
$127,289
Tax year 2024
Assessed value
$7,668,000
Assessed 2024
Previous assessed
$7,668,000
+0.0% YoY
Effective rate
1.66%
On assessed value
Assessed land
$1,689,100
Assessed improvement
$5,978,900
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
68
Rooms
63
Bathrooms
78
Total area
60,156 SF
Lot
1.01 ac (44,100 SF)
Zoning code
HMF
APN
HOPE M:0011 B:0116 L:0
UPID
US38-0681806
Jurisdiction
HOPEDALE
Zoning & alternative use
HMF · Hopedale, MAZoning HMF · permitted uses
HMF · Hopedale, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Historic Multiple Family
General category
SPECIAL
Zone area
9.25 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.2M
RESTAURANT
Est. value
$11.3M
RETAIL STORES
Est. value
$9.4M
AUTO REPAIR, GARAGE
Est. value
$9.2M
OFFICE BUILDING
Est. value
$8.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.6M
COMMERCIAL (GENERAL)
Est. value
$6.6M
WAREHOUSE, STORAGE
Est. value
$6.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1999
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
68
Rooms
63
Bathrooms
78
Lot
1.01 ac
Current owner
From public records · entity-resolved
Vtr Ne Holdings LLC
Entity
Free & Clear · 13 yrs held
Mailing address
PO BOX 71970, PHOENIX, AZ 85050-1017
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2013
$14,035,188
Vtr Ne Holdings LLC
Hcri Draper Place Pt
Grant Deed
—
Aug 22, 2008
—
Olsl Ne Holdings LLC
—
Deed Of Trust
related
$70,000,000 · Health Care Reit INC
Feb 2, 2005
$7,470,000
Draper Place Prop T Hcri
Tng Draper Place LLC
Grant Deed
—
Mar 19, 1998
$225,000
Tng Draper Place LP
Boston West Realty INC
Grant Deed
$7,984,500 · Misc Other
Mar 19, 1998
—
Tng Draper Place LP
—
Deed Of Trust
related
$7,984,500 · Pfc Corp
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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