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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Assisted living facilities
38 Maple St, Millbury, MA 01527-3136
Entity Owned
2-yr Hold
Property ID
US38-0143973
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1860
Total area
3,312 SF
Lot
0.23 ac (10,019 SF)
APN
MILB M:054 B:0000068 L:
UPID
US38-0143973
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$560k
Owner & transaction history
Canal St Apartments LLC · 2 yrs held
Canal St Apartments LLC
since 2023
Last sale
$600,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$410,000
+357.8%
Office building
$380,000
+325.9%
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 Millbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Millbury 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
$525,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$410,000
Change: +358% · Conversion: Difficult
OFFICE BUILDING
$380,000
Change: +326% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $600k (Dec 22 2023)
Last sale anchor
$600k
Dec 22 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
$169 / 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
$6,542
Tax year 2024
Assessed value
$494,500
Assessed 2024
Previous assessed
$494,500
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$98,200
Assessed improvement
$396,300
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
1860
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
3
Rooms
12
Bathrooms
3
Total area
3,312 SF
Lot
0.23 ac (10,019 SF)
APN
MILB M:054 B:0000068 L:
UPID
US38-0143973
Jurisdiction
MILLBURY
Zoning & alternative use
Zoning · permitted uses
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
MEDICAL BUILDING
Est. value
$410,000
OFFICE BUILDING
Est. value
$380,000
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
1860
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
3
Rooms
12
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Canal St Apartments LLC
Entity
Mailing address
38 MAPLE ST, MILLBURY, MA 01527-3136
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
$600,000
Canal St Apartments LLC
Steven Venincasa
Quit Claim Arm's Length For Ne States
$450,000 · Central One Federal Credit Union
Nov 7, 2013
—
Steven Venincasa
—
Deed Of Trust
related
$330,000 · Millbury Cu
Jul 18, 2012
$77,000
Steven Venincasa
Us Bank NA
Grant Deed
—
Apr 25, 2011
$105,000
Bk NA Us
Us Bk NA
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Jun 27, 2001
—
Linda G Kline
—
Deed Of Trust
related
$168,657 · Household Finance Corp
Jul 30, 1999
—
Larry J Army
—
Deed Of Trust
related
$24,000 · Household Finance 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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