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Property profile & analytics
OFF-MARKET
Estimated value
$14,565,000
Assisted living facilities
369 Pond St Ashland, MA 01721-2393
Individually Owned
2-yr Hold
Free & Clear
Property ID
US38-2205759
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
71,500 SF
Lot
3.4 ac (148,104 SF)
Zoning code
30
APN
ASHL M:029.0 B:0153 L:0000.0
UPID
US38-2205759
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
-
The Residence at Valley Farm Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.21M
Blend (final)
Blend
$14.57M
Owner & transaction history
Bmsh II Ashland Ma Owner · 2 yrs held
Bmsh II Ashland Ma Owner
since 2023
Last sale
$16.3M
4 recorded transactions
Zoning & alternative use
30 · Ashland, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$20.8M
+63.2%
Auto repair, garage
$20.1M
+58.3%
Neighborhood: shopping center
$19.8M
+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 Ashland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ashland 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
$14,565,000
ML approach
by Request
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)
$12,715,000
Current use
RESTAURANT
$20,760,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$20,125,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,810,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$19,275,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,475,000
Change: +45% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$16,475,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$15,650,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$14.57M
Range $13.11M – $16.02M · ±10% · vs last sale $16.28M (Dec 18 2023)
Last sale anchor
$16.28M
Dec 18 2023
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
$204 / 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
$200,003
Tax year 2024
Assessed value
$15,106,000
Assessed 2024
Previous assessed
$15,106,000
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$3,360,000
Assessed improvement
$11,746,000
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
Heating
NONE
Buildings
3
Total area
71,500 SF
Lot
3.4 ac (148,104 SF)
Zoning code
30
APN
ASHL M:029.0 B:0153 L:0000.0
UPID
US38-2205759
Jurisdiction
ASHLAND
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
30 · Ashland, MAZoning 30 · permitted uses
30 · Ashland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$12.7M
RESTAURANT
Est. value
$20.8M
AUTO REPAIR, GARAGE
Est. value
$20.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.8M
RETAIL STORES
Est. value
$19.3M
COMMERCIAL (GENERAL)
Est. value
$18.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.5M
OFFICE BUILDING
Est. value
$15.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Buildings
3
Lot
3.4 ac
Current owner
From public records · entity-resolved
Bmsh II Ashland Ma Owner
Individual
Free & Clear · 2 yrs held
Mailing address
369 POND ST, ASHLAND, MA 01721-2393
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jul 1, 2025
—
Bmsh II Ashland Ma Owner
—
Deed
related
$18,000,000 · Regions Bank
Dec 18, 2023
$16,280,533
Bmsh II Ashland Ma Owner
Ashland Ma Senior Prop Ll
Quit Claim Arm's Length For Ne States
—
Nov 25, 2019
$13,130,000
Ashland Ma Senior Prop
Vrs & Lcb Ashland LLC
Quit Claim Deed
—
Nov 18, 2019
—
Ashland Ma Senior Prop
Vrs&lcb Ashland LLC
Quit Claim Deed
related
$21,000,000 · Capital One Bank NA
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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