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Property profile & analytics
OFF-MARKET
Estimated value
$9,205,000
Residential income homes
391 Alden Rd, Fairhaven, MA 02719-4405
Entity Owned
13-yr Hold
Free & Clear
Property ID
US38-1810933
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1999
Total area
47,962 SF
Lot
7 ac (304,920 SF)
Zoning code
RR
APN
FAIR M:000037 L:00001 S:
UPID
US38-1810933
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 Fairhaven Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.26M
Comparable Approach
Comparable
$9.56M
Blend (final)
Blend
$9.21M
Owner & transaction history
Vtr Northeast Hldgs LLC · 13 yrs held
Vtr Northeast Hldgs LLC
since 2013
5 recorded transactions
Zoning & alternative use
RR · Fairhaven, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.2M
+46.2%
Auto repair, garage
$8.5M
+11.2%
Retail stores
$7.9M
+2.5%
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 Fairhaven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairhaven 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%
$13,275,000
6.5%
$12,255,000
7%
$11,380,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,680,000
Current use
RESTAURANT
$11,225,000
Change: +46% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,535,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$7,870,000
Change: +2% · Conversion: Difficult
OFFICE BUILDING
$7,325,000
Change: -5% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,325,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,145,000
Change: -7% · Conversion: Moderate
WAREHOUSE, STORAGE
$6,345,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$9.21M
Range $8.28M – $10.13M · ±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
$192 / 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
$89,868
Tax year 2024
Assessed value
$9,736,500
Assessed 2024
Previous assessed
$9,736,500
+0.0% YoY
Effective rate
0.92%
On assessed value
Assessed land
$1,595,600
Assessed improvement
$8,140,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
60
Rooms
16
Bathrooms
60
Total area
47,962 SF
Lot
7 ac (304,920 SF)
Zoning code
RR
APN
FAIR M:000037 L:00001 S:
UPID
US38-1810933
Jurisdiction
FAIRHAVEN
Zoning & alternative use
RR · Fairhaven, MA
Zoning RR · permitted uses
RR · Fairhaven, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairhaven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.7M
RESTAURANT
Est. value
$11.2M
AUTO REPAIR, GARAGE
Est. value
$8.5M
RETAIL STORES
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$7.1M
WAREHOUSE, STORAGE
Est. value
$6.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
60
Rooms
16
Bathrooms
60
Lot
7 ac
Current owner
From public records · entity-resolved
Vtr Northeast Hldgs LLC
Entity
Free & Clear · 13 yrs held
Mailing address
PO BOX 808, COCKEYSVILLE, MD 21030-0808
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 10, 2013
$12,041,859
Vtr Northeast Hldgs LLC
Hcri Ma Pt 2
Grant Deed
—
Aug 1, 2008
—
Olsl Northeast Hold LLC
—
Deed Of Trust
related
$70,000,000 · Health Care Reit INC
Mar 16, 2004
$7,947,000
Mass Prop Hcri
Tng Alden Pl LLC
Grant Deed
—
Nov 3, 1998
$480,000
Tng Alden Place LLC
Jocher RT
Grant Deed
$250,000 · Zuckerman Family Nomi
Nov 3, 1998
—
Tng Alden Place LLC
—
Deed Of Trust
related
$205,000 · Zenon Grzybowski
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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