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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Residential income homes
4 Frg Hl Rd Franklin, MA 02038-3162
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0192693
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1999
Construction
STEEL FRAME
Total area
84,774 SF
Lot
3.98 ac (173,369 SF)
APN
FRAN M:276 L:009
UPID
US38-0192693
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
-
Benchmark Senior Living at Forge Hill Nursing Home Retirement Community
-
Iron Mountain Recycling Center Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$570k
Owner & transaction history
Kelly R Glennon · 5 yrs held
Kelly R Glennon
since 2021
Last sale
$350,000
7 recorded transactions
Zoning & alternative use
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$470,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $350k (Jun 11 2021)
Last sale anchor
$350k
Jun 11 2021
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
$7 / 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
$150,484
Tax year 2024
Assessed value
$12,763,700
Assessed 2024
Previous assessed
$12,763,700
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,365,000
Assessed improvement
$8,398,700
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
97
Rooms
17
Bathrooms
105
Total area
84,774 SF
Lot
3.98 ac (173,369 SF)
APN
FRAN M:276 L:009
UPID
US38-0192693
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1999
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
97
Rooms
17
Bathrooms
105
Lot
3.98 ac
Current owner
From public records · entity-resolved
Kelly R Glennon
Individual
Mailing address
9 W 57TH ST STE #4200, NEW YORK, NY 10019-2707
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2026
—
Boron-bsl Forge Hl Operation
—
Deed
related
$1 · Shfi Debt Di Bc Portf
Jun 11, 2021
$350,000
Kelly R Glennon
Chrysalis Properties LLC
Quit Claim Arm's Length For Ne States
—
Jul 19, 2019
$853,397
Bsl Husky Forge Hill Kre
4 Forge Hill Road LLC
Quit Claim Deed
—
Jul 19, 2019
$9,956,603
Bsl Husky Forge Hill Kre
4 Forge Hill Road LLC
Quit Claim Deed
$384,678,000 · Berkeley Point Cap
Nov 4, 2013
$16,300,000
4 Forge Hill Rd LLC
Aew&shi Franklin LLC
Quit Claim Deed
—
Jun 4, 2010
—
Aew Shi Franklin LLC
—
Deed Of Trust
related
$15,190,000 · Cbre Capital Mar INC
May 3, 2010
$9,643,725
Aew-shi Franklin LLC
Franklin SR Living LLC
Grant Deed
—
May 8, 2007
$10,763,000
Franklin Senior LLC
Forge Hill Assisted LLC
Grant Deed
$52,000,000 · Column Financial INC
Aug 7, 1997
$375,000
Hill T Forge
Federico,anthony
Grant Deed
—
—
—
4 Forge Hill Road LLC
—
Deed Of Trust
related
$14,250,000 · Health Care Reit INC
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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