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    Carl Perella, East Longmeadow, MA

    License ID: 9018160
    Years of Experience
    25
    Association
    Realtor Association Of Pioneer Valley Inc

    Service Locations

    Contact details

    Phone:
    (413) 525-9800
    Office Address:
    37 Harkness Ave, East Longmeadow, MA, 01028-1000

    Performance

    Listings
    17
    Total transactions
    55
    Total transactions amount
    $16M
    Price range
    $125k - 650k
    Average price
    $291k

    Listings

    For Sale (8)

    View map
    • $999,000

      Southwick Commercial Land Opportunity

      Five-acre commercial lot, prime location.
      214 Feeding Hills Rd, Southwick, MA 01077
      View Details
    • $650,000
      0.32 Acres

      Thriving Chicopee Barber Shop Business

      Established Salon, High Traffic Area, Includes Business
      760 Memorial Dr, Chicopee, MA 01020
      View Details
    • $225,000
      0.07 Acres

      Springfield Garage - Great Investment

      Prime Springfield location, 1000 sq ft, includes lift.
      54 Winter St, Springfield, MA 01103
      View Details
    • $999,000
      5.00 Acres

      Southwick Commercial Development Opportunity

      Five-acre lot, high-traffic location, development potential.
      214 Feeding Hills Rd, Southwick, MA 01077
      View Details
    • $1,900,000
      12,806 SF

      Unique Medical Building For Sale

      One-story medical building near major highways and public transportation.
      80 R Congress St, Springfield, MA
      View Details
    • $359,000
      1,518 SF

      Retail Building For Sale

      Retail building for sale on a busy road.
      1720 Westover Rd, Chicopee, MA 01020
      View Details
    • $850,000
      217,800 SF

      Five Acre Commercial Corner Lot

      Commercial land available for development of a shopping center.
      214 Feeding Hills Rd, Southwick, MA 01077
      View Details
    • $290,000
      1,230 SF

      Red Bridge Bait and Tackle

      Operating bait and tackle shop for sale on one acre.
      1131 East St, Ludlow, MA 01056
      View Details

    For Lease (9)

    View map
    • $16 SF/Yr
      3,400 SF

      Springfield Retail Space - Alden St

      Prime Springfield retail space, 3,400 sq ft.
      883 Alden St, Springfield, MA 01109
      View Details
    • $2,000 /Mo
      1,280 SF

      Retail Space in Springfield

      Retail space available for rent in Springfield, Massachusetts.
      673 White St, Springfield, MA 01108
      View Details
    • $12 SF/Yr
      3,040 SF

      Unique Office Space Available

      Office spaces with preserved decor and natural wood finish.
      15 Hampden St, Springfield, MA 01151
      View Details
    • $1,950 /Mo
      1,400 SF

      Retail with Warehouse Space

      Retail space with office and warehouse in Springfield, MA.
      889 Alden St, Springfield, MA 01109
      View Details
    • $16 SF/Yr
      1,700 SF

      West Springfield Warehouse with Office

      Flex space near major routes, featuring an overhead door.
      161 Doty Cir, West Springfield, MA 01089
      View Details
    • $2,300 /Mo
      1,750 SF

      Office/Retail Space Available For Rent

      Office/retail space with new floor and fresh paint.
      190 Doty Cir, West Springfield, MA 01089
      View Details
    • $15,000 /Mo

      Prime Corner Retail Opportunity

      Retail space across from Eastern States fair grounds.
      1718 Memorial Ave, West Springfield, MA 01089
      View Details
    • $2,100 /Mo

      Warehouse Office Combination For Rent

      Warehouse with office space and one overhead door, convenient location.
      163 Doty Cir, West Springfield, MA 01089
      View Details
    • $11 SF/Yr

      Unique Office Space Available

      Office spaces with preserved decor and natural wood finishes.
      15-19 Hampden St, Springfield, MA 01103
      View Details

    Leases and Sales on Map

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    Carl Perella, East Longmeadow, MA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Carl Perella, East Longmeadow, MA
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