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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Assisted living facilities
43 Ledgewood Dr Milford, NH 03055-6736
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US58-0653977
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
FRAME
Total area
72,384 SF
Lot
6.26 ac (272,686 SF)
Zoning code
A
APN
MFRD M:35 B:34
UPID
US58-0653977
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
-
Kira Y. Olson, DPT Physician
-
Ledgewood Bay Assisted Living Nursing Home Retirement Community
-
Ledgewood Bay at Milford Nursing Home Retirement Community
-
Dianna Ferrara Physician
-
Katherine Sawtelle Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$1.60M
Owner & transaction history
Northbridge Ledgewood Bay II L · 7 yrs held
Northbridge Ledgewood Bay II L
since 2019
3 recorded transactions
Zoning & alternative use
A · Milford, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.3M
+4.7%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
$1,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,180,000
Current use
INDUSTRIAL (GENERAL)
$2,280,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$22 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$196,949
Tax year 2023
Assessed value
$8,883,600
Assessed 2023
Previous assessed
$8,883,600
+0.0% YoY
Effective rate
2.22%
On assessed value
Assessed land
$288,100
Assessed improvement
$8,595,500
Applied tax rate
48,020.0000
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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
115
Total area
72,384 SF
Lot
6.26 ac (272,686 SF)
Zoning code
A
APN
MFRD M:35 B:34
UPID
US58-0653977
Jurisdiction
MILFORD TOWN
Zoning & alternative use
A · Milford, NH
Zoning A · permitted uses
A · Milford, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
INDUSTRIAL (GENERAL)
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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
115
Lot
6.26 ac
Current owner
From public records · entity-resolved
Northbridge Ledgewood Bay II L
Individual
Mailing address
43 LEDGEWOOD DR, MILFORD, NH 03055-6736
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2019
$12,370,000
Northbridge Ledgewood Bay II L
Northbridge Milford Assisted L
Quit Claim Deed
related
$144,555,000 · Holliday Fenoglio Fowler
Oct 10, 2014
$8,508,000
Northbridge Milford
Ledgewood Bay Prop
Warranty Deed
$12,500,000 · Rockland Tr
Oct 13, 2010
$8,300,000
Ledgewood Bay Prop LLC
Milford Assisted Liv L
Deed
$9,999,999 · Td Banknorth Mtg Grp
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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