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Property profile & analytics
OFF-MARKET
Estimated value
$6,070,000
Assisted living facilities
9 Arbetter Dr, Framingham, MA 01701-2705
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1882543
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1995
Construction
STEEL FRAME
Total area
51,514 SF
Lot
1.44 ac (62,857 SF)
Zoning code
R-3
APN
FRAM M:017 B:68 L:9452 U:000
UPID
US38-1882543
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
-
Oak Knoll Healthcare Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.07M
Owner & transaction history
9 Arbetter Drive Rlty LLC · 1 yrs held
9 Arbetter Drive Rlty LLC
since 2025
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
R-3 · Framingham, MA
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 Framingham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Framingham 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
$5,655,000
ML approach
$5,705,000
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)
$9,160,000
Current use
COMMERCIAL (GENERAL)
$8,905,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$8,105,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$6.07M
Range $5.46M – $6.68M · ±10% · vs last sale $6.46M (Mar 28 2025)
Last sale anchor
$6.46M
Mar 28 2025
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
$118 / 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
$152,247
Tax year 2024
Assessed value
$5,991,600
Assessed 2024
Previous assessed
$5,991,600
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$380,000
Assessed improvement
$5,611,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
123
Rooms
61
Bathrooms
65
Total area
51,514 SF
Lot
1.44 ac (62,857 SF)
Zoning code
R-3
APN
FRAM M:017 B:68 L:9452 U:000
UPID
US38-1882543
Jurisdiction
FRAMINGHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R-3 · Framingham, MA
Zoning R-3 · permitted uses
R-3 · Framingham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Framingham. 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
$9.2M
COMMERCIAL (GENERAL)
Est. value
$8.9M
OFFICE BUILDING
Est. value
$8.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
123
Rooms
61
Bathrooms
65
Lot
1.44 ac
Current owner
From public records · entity-resolved
9 Arbetter Drive Rlty LLC
Entity
Mailing address
25 RAILROAD SQ #35, HAVERHILL, MA 01832-5721
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2025
$6,458,100
9 Arbetter Drive Rlty LLC
Arbetter Associates L P
Deed
$45,224,000 · Israel Discount Bank
Mar 20, 2014
—
Arbetter Associates LP
—
Deed Of Trust
related
$7,086,700 · Oppenheimer Multi
Feb 25, 2003
—
Assoc L P Arbetter
—
Deed Of Trust
related
$7,086,700 · Worth Funding INC
Nov 29, 1994
—
Arbetter Assoc LP
—
Deed Of Trust
related
$7,086,700 · Zuckerman Family Nomi
Feb 13, 1991
$72,500
Aapem Assoc
Kristin RT
Grant Deed
—
Jul 17, 1989
$258,000
Kristin RT
Baldinelli,armand
Grant Deed
—
May 19, 1987
$500,000
Aapem Assoc Ptnshp
Kristin RT
Grant Deed
—
Jan 2, 1987
$496,000
Nobscot Tr
The Kristin RT
Grant Deed
$34,964 · Zenon Grzybowski
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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