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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Assisted living facilities
44 Keystone Dr Leominster, MA 01453-1904
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1405656
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Construction
FRAME
Total area
20,874 SF
Lot
3.65 ac (158,994 SF)
APN
LEOM M:0251 B:0030 L:0000
UPID
US38-1405656
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
-
Genesis Healthcare Rehabilitation Center Physical Therapy Clinic
-
Elaine M. Creedon, OTA Physician
-
Joanne Dunn, PTA Physician
-
Gail Kelleher, Cota Physician
-
Leominster Rehabilitation and Nursing Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$556k
Blend (final)
Blend
$630k
Owner & transaction history
44 Keystone Drive LLC · 5 yrs held
44 Keystone Drive LLC
since 2020
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
$710,000
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)
$560,000
Current use
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$30 / 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
$22,385
Tax year 2024
Assessed value
$1,542,700
Assessed 2024
Previous assessed
$1,542,700
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$277,300
Assessed improvement
$1,265,400
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
1968
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
106
Bathrooms
2
Total area
20,874 SF
Lot
3.65 ac (158,994 SF)
APN
LEOM M:0251 B:0030 L:0000
UPID
US38-1405656
Jurisdiction
LEOMINSTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$560,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1968
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
106
Bathrooms
2
Lot
3.65 ac
Current owner
From public records · entity-resolved
44 Keystone Drive LLC
Entity
Free & Clear · 5 yrs held
Mailing address
479 OAK GLN RD, HOWELL, NJ 07731-8932
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2024
—
44 Keystone Dr LLC
—
Deed
related
$750,000 · Bank Of New Hampshire
Feb 26, 2021
—
32 Hospital Hl Rd LLC
—
Deed
related
$5,900,000 · Customers Bank
Dec 2, 2020
$2,500,000
44 Keystone Drive LLC
Lg-ohi Leominster LLC
Quit Claim Deed
—
Nov 7, 2016
$3,632,873
Lg Ohi Leominster LLC
Keystone Nursing Home INC
Quit Claim Deed
$535,000,000 · Morgan Stanley &
Aug 1, 2007
—
Keystone Nursing Home INC
—
Deed Of Trust
related
$999,999,999 · General Electric Capital Corp
Jan 13, 2004
—
Keystone Nursing Home INC
—
Deed Of Trust
related
$260,000,000 · Wachovia Bank NA
Nov 14, 2001
—
Keystone Nursing Home
—
Deed Of Trust
related
$757,605,000 · First Union National Bank
Apr 2, 1991
—
Keystone Nursing Home
—
Deed Of Trust
related
$6,500,000 · Maryland Nb
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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