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Property profile & analytics
OFF-MARKET
Estimated value
$5,850,000
Residential income homes
60 Stafford St Plymouth, MA 02360-8120
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0586539
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1970
Construction
FRAME
Total area
79,560 SF
Lot
3.03 ac (131,782 SF)
Zoning code
R20M
APN
PLYM M:0027 B:0000 L:065B-7
UPID
US38-0586539
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
-
Stafford Hill Assisted Living Nursing Home Retirement Community
-
Excella Homecare Home Health Care Service
-
Nsnvy MacDonalr Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.40M
Blend (final)
Blend
$5.85M
Owner & transaction history
Care Communities Plymouth · 1 yrs held
Care Communities Plymouth
since 2025
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
R20M · Plymouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.5M
+36.0%
Industrial (general)
$9.4M
+33.8%
Retail stores
$7.4M
+5.7%
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 Plymouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plymouth 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
$6,240,000
ML approach
$7,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,995,000
Current use
MEDICAL BUILDING
$9,515,000
Change: +36% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$9,360,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$7,395,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$5.85M
Range $5.27M – $6.44M · ±10% · vs last sale $5.25M (Oct 9 2020)
Last sale anchor
$5.25M
Oct 9 2020
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
$74 / 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
$136,371
Tax year 2024
Assessed value
$10,596,000
Assessed 2024
Previous assessed
$10,596,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$5,100,000
Assessed improvement
$5,496,000
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
1970
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
85
Rooms
145
Bathrooms
98
Total area
79,560 SF
Lot
3.03 ac (131,782 SF)
Zoning code
R20M
APN
PLYM M:0027 B:0000 L:065B-7
UPID
US38-0586539
Jurisdiction
PLYMOUTH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
R20M · Plymouth, MA
Zoning R20M · permitted uses
R20M · Plymouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plymouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.0M
MEDICAL BUILDING
Est. value
$9.5M
INDUSTRIAL (GENERAL)
Est. value
$9.4M
RETAIL STORES
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1970
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
85
Rooms
145
Bathrooms
98
Lot
3.03 ac
Current owner
From public records · entity-resolved
Care Communities Plymouth
Individual
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2025
$34,758,240
Care Communities Plymouth
Tcd 217 Northbridge Staff
Deed
$253,515,000 · Umb Bank
Jul 2, 2024
—
Sandgate Plymouth Ma LLC
Nbr Com LLC
Quit Claim Deed
related
—
Oct 9, 2020
—
Tcd 217 Northbridge Staff
60 Stafford Street LLC
Quit Claim Deed
related
$140,600,000 · Saperean Cap 2 Origi
Dec 23, 2016
$560,500
60 Stafford Street LLC
Northbridge Plymth Assist
Quit Claim Deed
—
Dec 23, 2016
$10,649,500
Epc Plymouth LLC
Northbridge Plymth Assist
Quit Claim Deed
—
Sep 16, 2013
—
Nbr Co LLC
Northbridge Plymouth Ind
Quit Claim Deed
related
$200,000 · Northbridge Plymouth Independe
Aug 15, 2011
$1
Plymouth Inde Northbridge
Northbridge Plymouth Assi
Grant Deed
—
Sep 15, 2006
$5,250,000
Northbridge Plym Assisted
Stafford Street LLC
Grant Deed
$13,000,000 · Capmark Bank
Jan 28, 2005
$2,563,000
Stafford Street LLC
Hillard Dev Corp
Grant Deed
$1,794,100 · Rockland Trust Co
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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