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Property profile & analytics
OFF-MARKET
Estimated value
$15,470,000
Residential income homes
485 Central St Franklin, MA 02038-1695
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-2327238
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2015
Construction
STEEL FRAME
Total area
130,500 SF
Lot
9.52 ac (414,648 SF)
APN
FRAN M:284 L:006
UPID
US38-2327238
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
-
Magnolia Heights Gracious Retirement Living Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.25M
Blend (final)
Blend
$15.47M
Owner & transaction history
Retirement Res Franklin · 12 yrs held
Retirement Res Franklin
since 2013
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$15.47M
Range $13.92M – $17.02M · ±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
$119 / 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
$206,436
Tax year 2024
Assessed value
$17,509,400
Assessed 2024
Previous assessed
$17,509,400
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$6,120,000
Assessed improvement
$11,389,400
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2015
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
136
Rooms
230
Bathrooms
154
Total area
130,500 SF
Lot
9.52 ac (414,648 SF)
APN
FRAN M:284 L:006
UPID
US38-2327238
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
2015
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
136
Rooms
230
Bathrooms
154
Lot
9.52 ac
Current owner
From public records · entity-resolved
Retirement Res Franklin
Individual
Mailing address
9310 NE VANCOUVER MALL DR, VANCOUVER, WA 98662-8202
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2017
—
Franklin Retirement Re
—
Deed
related
$951,495,000 · Berkaida Comm Mtg LLC
Aug 7, 2014
—
Franklin Retirement Res
—
Grant Deed
related
$15,029,000 · Pnc Bk
Sep 17, 2013
$1,850,000
Retirement Res Franklin
Galaxy Price Chopper LLC
Quit Claim Deed
—
May 19, 2011
—
Galaxy Price Chopper LLC
—
Deed Of Trust
related
$750,000 · Country Bank
May 13, 2011
$800,000
Galaxy Price Chopper LLC
Middlesex Savings Bk
Grant Deed
—
Apr 3, 2006
—
Marketplace Chestnut Rdg
—
Deed Of Trust
related
$75,000 · Chestnut Rdg Condo T
Sep 30, 2004
—
Marketplace At Chestn LLC
—
Deed Of Trust
related
$14,964 · Walpole Coop Bank
Aug 26, 2004
$1,500,000
Marketplace Chestnut LLC
Cary Dr Corp
Grant Deed
$1,500,000 · Strata Bank
Aug 26, 2004
—
Marketplace Chestnut LLC
—
Deed Of Trust
related
$430,000 · Strata Bank
Apr 23, 1999
$80,000
Cary Dr Corp
Montopoli Int
Grant Deed
—
—
—
Retirement Res Franklin
—
Deed Of Trust
related
$4,294,000 · Hawkridge Inv
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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