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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Assisted living facilities
25 Ruggles St, Roxbury, MA 02119-2052
Individually Owned
26-yr Hold
Property ID
US38-0722530
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1920
Construction
BRICK
Total area
16,474 SF
Lot
0.63 ac (27,516 SF)
Zoning code
A
APN
ROXB W:09 P:02453 S:000
UPID
US38-0722530
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
-
Hearth Inc. Ruggles Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$815k
Blend (final)
Blend
$670k
Owner & transaction history
Assisted Livin Ruggles · 26 yrs held
Assisted Livin Ruggles
since 2000
7 recorded transactions
Zoning & alternative use
A · Roxbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+129.1%
Office building
$840,000
+77.0%
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 Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roxbury 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
$530,000
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)
$475,000
Current use
MEDICAL BUILDING
$1,085,000
Change: +129% · Conversion: Difficult
OFFICE BUILDING
$840,000
Change: +77% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$41 / 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
$33,712
Tax year 2024
Assessed value
$3,092,800
Assessed 2024
Previous assessed
$3,092,800
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$958,000
Assessed improvement
$2,134,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1920
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
1
Total area
16,474 SF
Lot
0.63 ac (27,516 SF)
Zoning code
A
APN
ROXB W:09 P:02453 S:000
UPID
US38-0722530
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
A · Roxbury, MA
Zoning A · permitted uses
A · Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roxbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$475,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$840,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
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
1920
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Assisted Livin Ruggles
Individual
Mailing address
1640 WASHINGTON ST, BOSTON, MA 02118-3380
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2001
—
Assisted Livin Ruggles
—
Deed Of Trust
related
$250,000 · New Comm Servs INC
Dec 7, 2000
—
Assisted Lt Ruggles
—
Deed Of Trust
related
$500,000 · Community Economic
Jun 29, 2000
$220,000
Assisted Livin Ruggles
New Atlantic Dev Corp
Grant Deed
$125,000 · Boston City
Jun 29, 2000
—
Assisted Livin Ruggles
—
Deed Of Trust
related
$238,618 · Zenon Grzybowski
Jun 20, 2000
—
New Atlantic Dev Corp
—
Deed Of Trust
related
$63,655 · Mestek INC
May 7, 1999
$43,343
New Atlantic Dev Corp
Barrett Assoc INC
Grant Deed
—
Aug 13, 1990
—
Barrett Assocs INC
—
Deed Of Trust
related
$1,000,000 · Boston Trade 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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