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Property profile & analytics
OFF-MARKET
Estimated value
$6,500,000
Assisted living facilities
9 Maple St Wilbraham, MA 01095-1730
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1271551
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
67,851 SF
Lot
24.3 ac (1,058,452 SF)
Zoning code
R26
APN
WILB M:7200 B:9 L:3016
UPID
US38-1271551
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
-
Vero Healthcare Nursing Home
-
Halina Boyer, Cota Physician
-
Halina Boyer Physician
-
Sarah White Nursing Home
-
Irene Sullivan Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.50M
Owner & transaction history
Hampden Property LLC · 1 yrs held
Hampden Property LLC
since 2025
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
R26 · Wilbraham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.9M
+343.5%
Office building
$8.5M
+324.5%
Restaurant
$7.2M
+259.4%
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 Wilbraham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilbraham 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
$6,850,000
ML approach
$6,585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,895,000
Change: +343% · Conversion: Difficult
OFFICE BUILDING
$8,515,000
Change: +324% · Conversion: Difficult
RESTAURANT
$7,210,000
Change: +259% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,560,000
Change: +227% · Conversion: Difficult
Blend value · Realmo final
$6.50M
Range $5.85M – $7.15M · ±10% · vs last sale $6.46M (Feb 4 2022)
Last sale anchor
$6.46M
Feb 4 2022
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
$96 / 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
$98,577
Tax year 2024
Assessed value
$5,328,500
Assessed 2024
Previous assessed
$5,328,500
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$493,400
Assessed improvement
$4,835,100
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
135
Bathrooms
4
Total area
67,851 SF
Lot
24.3 ac (1,058,452 SF)
Zoning code
R26
APN
WILB M:7200 B:9 L:3016
UPID
US38-1271551
Jurisdiction
WILBRAHAM
Zoning & alternative use
R26 · Wilbraham, MA
Zoning R26 · permitted uses
R26 · Wilbraham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wilbraham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$8.9M
OFFICE BUILDING
Est. value
$8.5M
RESTAURANT
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$6.6M
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
135
Bathrooms
4
Lot
24.3 ac
Current owner
From public records · entity-resolved
Hampden Property LLC
Entity
Mailing address
1126 E 29TH ST, BROOKLYN, NY 11210-4629
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
Jun 4, 2025
$7,205,000
Hampden Property LLC
Vantage Care Wilbraham Rl
Deed
$28,520,000 · Popular Bank
Feb 4, 2022
$6,455,367
Vantage Care Wilbraham
Massachusetts Snf 3 LLC
Quit Claim Arm's Length For Ne States
—
Sep 5, 2019
$6,338,467
Massachusetts Snf 3 LLC
Whc Wilbraham LLC
Quit Claim Arm's Length For Ne States
$17,000,000 · Metropolitan Commercial Bank
Apr 12, 2019
—
Whc Wilbraham LLC
—
Deed
related
$16,000,000 · Miscellaneous Fin & Mtg Co
May 26, 2016
$13,500,000
Whc Wilbraham LLC
Ccp Properties Busines
Quit Claim Arm's Length For Ne States
$45,000,000 · Midcap Financial T
Mar 3, 2006
$5,420,206
Properties Business T Nhp
Continental Healthca Ltd
Grant Deed
—
Jul 29, 1997
—
Continental Healthcare
—
Deed Of Trust
related
$7,260,600 · Misc Other
Jul 11, 1996
$65,000
Contl Healthcare I Ltd
Roman Catholic Archb
Grant Deed
—
—
—
Whc Wilbraham LLC
—
Deed Of Trust
related
$16,000,000 · Miscellaneous Fin & Mtg 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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