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Property profile & analytics
OFF-MARKET
Estimated value
$12,340,000
Assisted living facilities
90 Ww St, Wilmington, MA 01887-3039
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0958876
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1993
Construction
STEEL FRAME
Total area
58,574 SF
Lot
15.64 ac (681,278 SF)
APN
WILM M:0073 L:0000 P:0051
UPID
US38-0958876
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
-
Adviniacare Wilmington Nursing Home
-
NORTHGATE HEALTHCARE SERVICES CORPORATION Home Health Care Service
-
Woodbriar Health Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.34M
Owner & transaction history
Westdale Ave LLC · 7 yrs held
Westdale Ave LLC
since 2019
Last sale
$12.3M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.0M
+63.2%
Auto repair, garage
$16.5M
+58.3%
Neighborhood: shopping center
$16.2M
+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 Wilmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilmington 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
$12,340,000
ML approach
$12,340,000
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)
$10,415,000
Current use
RESTAURANT
$17,005,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,485,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$16,230,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$15,790,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$15,135,000
Change: +45% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$13,495,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$12.34M
Range $11.11M – $13.57M · ±10% · vs last sale $12.34M (Nov 12 2024)
Last sale anchor
$12.34M
Nov 12 2024
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
$211 / 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
$100,513
Tax year 2024
Assessed value
$3,832,000
Assessed 2024
Previous assessed
$3,832,000
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$2,731,300
Assessed improvement
$1,100,700
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
1993
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
58,574 SF
Lot
15.64 ac (681,278 SF)
APN
WILM M:0073 L:0000 P:0051
UPID
US38-0958876
Jurisdiction
WILMINGTON
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
$10.4M
RESTAURANT
Est. value
$17.0M
AUTO REPAIR, GARAGE
Est. value
$16.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.2M
RETAIL STORES
Est. value
$15.8M
COMMERCIAL (GENERAL)
Est. value
$15.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1993
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
15.64 ac
Current owner
From public records · entity-resolved
Westdale Ave LLC
Entity
Mailing address
320 NORWOOD PARK S, NORWOOD, MA 02062-4659
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2019
$5,100,000
Westdale Ave LLC
Kcp Advisory Group LLC
Grant Deed
$4,000,000 · Oxford Fin
Mar 18, 2015
$4,500,000
90 West Street LLC
Northgate Dev Assn
Quit Claim Deed
$19,300,000 · Oxford Fin
Mar 27, 1997
—
Northgate Dev Assoc LP
—
Deed Of Trust
related
$1,169,400 · Charles River Mortgage Co
Jan 29, 1992
$375,000
Northgate Dev Asso Ltd
John Sons RT
Grant Deed
$7,654,600 · Charles River Mortgage 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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