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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Assisted living facilities
40 Julio Dr, Shrewsbury, MA 01545-3010
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0600920
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
FRAME
Total area
38,321 SF
Lot
3.05 ac (132,858 SF)
Zoning code
RB1
APN
SHRE M:22 B:471000
UPID
US38-0600920
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
-
Shrewsbury Nursing & Rehab Center Nursing Home Rehabilitation Center
-
Randall J Morse, MD Geriatric Care Provider
-
Erika N Zimmons, DO Pediatrician Physician
-
Zahra S Sheikh, MD Geriatric Care Provider
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.00M
Owner & transaction history
40 Julio Drive Realty LLC · 2 yrs held
40 Julio Drive Realty LLC
since 2024
Last sale
$4.0M
2 recorded transactions
Zoning & alternative use
RB1 · Shrewsbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.6M
+447.1%
Medical building
$4.7M
+357.8%
Restaurant
$4.7M
+353.6%
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 Shrewsbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shrewsbury 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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,640,000
Change: +447% · Conversion: Difficult
MEDICAL BUILDING
$4,720,000
Change: +358% · Conversion: Difficult
RESTAURANT
$4,675,000
Change: +354% · Conversion: Difficult
RETAIL STORES
$4,590,000
Change: +345% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,055,000
Change: +196% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,415,000
Change: +134% · Conversion: Difficult
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±10% · vs last sale $4.00M (May 8 2024)
Last sale anchor
$4.00M
May 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
$104 / 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
$34,761
Tax year 2024
Assessed value
$2,807,800
Assessed 2024
Previous assessed
$2,807,800
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$655,000
Assessed improvement
$2,152,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
123
Rooms
123
Bathrooms
40
Total area
38,321 SF
Lot
3.05 ac (132,858 SF)
Zoning code
RB1
APN
SHRE M:22 B:471000
UPID
US38-0600920
Jurisdiction
SHREWSBURY
Zoning & alternative use
RB1 · Shrewsbury, MA
Zoning RB1 · permitted uses
RB1 · Shrewsbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Shrewsbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$4.7M
RESTAURANT
Est. value
$4.7M
RETAIL STORES
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
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
1969
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
123
Rooms
123
Bathrooms
40
Lot
3.05 ac
Current owner
From public records · entity-resolved
40 Julio Drive Realty LLC
Entity
Mailing address
40 JULIO DR, SHREWSBURY, MA 01545-3010
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2024
$4,000,000
40 Julio Drive Realty LLC
Shrewsbury Nursing & Reha
Quit Claim Arm's Length For Ne States
$8,500,000 · Cibc Bank USA
Nov 21, 2008
—
Shre Nursing Home
—
Deed Of Trust
related
$3,000,000 · Southgate At Shre 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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