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Property profile & analytics
OFF-MARKET
Estimated value
$14,660,000
Assisted living facilities
75 Norumbega Rd, Weston, MA 02493-2431
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1622410
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1971
Construction
FRAME
Total area
62,128 SF
Lot
4.25 ac (185,130 SF)
APN
WEST M:041.0 L:0039 S:000.0
UPID
US38-1622410
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.83M
Blend (final)
Blend
$14.66M
Owner & transaction history
Norumbega Development RT · 4 yrs held
Norumbega Development RT
since 2021
Last sale
$17.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.0M
+63.2%
Auto repair, garage
$17.5M
+58.3%
Neighborhood: shopping center
$17.2M
+55.8%
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 Weston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Weston 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
$16,550,000
ML approach
$9,915,000
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)
$11,050,000
Current use
RESTAURANT
$18,035,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,485,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,215,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$16,750,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,055,000
Change: +45% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,315,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$13,600,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$14.66M
Range $13.19M – $16.13M · ±10% · vs last sale $17.50M (Dec 17 2021)
Last sale anchor
$17.50M
Dec 17 2021
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
$236 / 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
$82,207
Tax year 2024
Assessed value
$7,392,700
Assessed 2024
Previous assessed
$7,392,700
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,073,300
Assessed improvement
$6,319,400
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
1971
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
151
Total area
62,128 SF
Lot
4.25 ac (185,130 SF)
APN
WEST M:041.0 L:0039 S:000.0
UPID
US38-1622410
Jurisdiction
WESTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, 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
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$11.1M
RESTAURANT
Est. value
$18.0M
AUTO REPAIR, GARAGE
Est. value
$17.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.2M
RETAIL STORES
Est. value
$16.8M
COMMERCIAL (GENERAL)
Est. value
$16.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.3M
OFFICE BUILDING
Est. value
$13.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1971
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
151
Lot
4.25 ac
Current owner
From public records · entity-resolved
Norumbega Development RT
Entity
Mailing address
75 NORUMBEGA RD, WESTON, MA 02493-2431
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
—
Norumbega Development RT
—
Deed
related
$29,000,000 · Harborone Bank
Dec 17, 2021
$17,500,000
Norumbega Development RT
75 Norumbega Inv LLC
Quit Claim Arm's Length For Ne States
$23,712,000 · Northern Bank & Trust Co
Apr 8, 2021
—
75 Norumbega Inv LLC
—
Deed
related
$1,000,000 · Newton Funding LLC
Nov 27, 2020
$5,500,000
75 Norumbega Inv LLC
Nhp Weston LLC
Quit Claim Deed
$3,954,275 · Warrior Cap Corp
Jan 17, 2008
—
Nhp Weston LLC
—
Deed Of Trust
related
$126,111,000 · Manufacturers Traders & Trust
May 4, 2007
$10,584,645
Weston Senior Health L
Norbega INC
Land Court
$9,999,999 · Citizens Bank Of Ma
Sep 14, 1987
$300,000
Nivet Realty Trust
Malmquist,einar G
Grant Deed
$300,000 · Bank Of New England
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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