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Property profile & analytics
OFF-MARKET
Estimated value
$11,730,000
Assisted living facilities
383 Orleans Rd, Brewster, MA 02631-2870
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0584424
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
70,653 SF
Lot
12.61 ac (549,435 SF)
Zoning code
RESD.
APN
BREW M:143 B:13
UPID
US38-0584424
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
-
AdviniaCare Pleasant Bay Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.73M
Owner & transaction history
Cape Cod Property LLC · 1 yrs held
Cape Cod Property LLC
since 2024
Last sale
$11.7M
7 recorded transactions
Zoning & alternative use
RESD. · Brewster, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Brewster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewster 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,895,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$13,005,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,145,000
Change: 0% · Conversion: Difficult
RESTAURANT
$7,695,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$7,220,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,145,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$11.73M
Range $10.56M – $12.90M · ±10% · vs last sale $11.73M (Aug 8 2024)
Last sale anchor
$11.73M
Aug 8 2024
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
$166 / 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
$90,436
Tax year 2024
Assessed value
$13,279,900
Assessed 2024
Previous assessed
$13,279,900
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$4,652,600
Assessed improvement
$8,627,300
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
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
70,653 SF
Lot
12.61 ac (549,435 SF)
Zoning code
RESD.
APN
BREW M:143 B:13
UPID
US38-0584424
Jurisdiction
BREWSTER
Zoning & alternative use
RESD. · Brewster, MA
Zoning RESD. · permitted uses
RESD. · Brewster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brewster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$17.9M
INDUSTRIAL (GENERAL)
Est. value
$13.0M
COMMERCIAL (GENERAL)
Est. value
$11.1M
RESTAURANT
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.1M
OFFICE BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
12.61 ac
Current owner
From public records · entity-resolved
Cape Cod Property LLC
Entity
Mailing address
320 NORWOOD PARK S, NORWOOD, MA 02062-4659
Ownership since
2024
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
Nov 8, 2024
$11,731,500
Cape Cod Property LLC
383 South Orleans LLC
Deed
$37,790,000 · Forbright Bank
Sep 24, 2019
$11,478,500
383 South Orleans LLC
Pleasant Bay Nursing Ctr
Quit Claim Arm's Length For Ne States
$28,300,000 · Radius Financial Group
May 7, 2008
$1
Pleasant Nursing Ctr LP
Pleasant Bay Health&livin
Grant Deed
—
May 31, 2006
$1
Pleasant Bay Health
Geriatric Facilities Cape
Grant Deed
—
Nov 7, 2001
—
Bay Nursing Pleasant
—
Deed Of Trust
related
$96,700 · Pfc Corp
Jun 9, 1999
—
Bay Nursing Pleasant
—
Deed Of Trust
related
$1,032,200 · Pfc Corp
Dec 23, 1996
—
Bay Nursing Pleasant
—
Deed Of Trust
related
$369,500 · Greystone Svc 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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