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    30 Green Leaves Dr Amherst, MA 01002

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    30 Green Leaves Dr Amherst, MA 01002

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    • Land
    • 4.51 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 30 Green Leaves Dr

    Lot size
    4.51 lot acres
    Property type
    Land

    Description

    This exceptional 4.509-acre parcel in Amherst, Massachusetts, presents a rare development opportunity. Located directly off Route 9 in the Greenleaves neighborhood, this mostly flat and partially cleared land boasts a highly desirable location. The property is zoned PRP (Professional and Research Park) and has already received initial permits for a 98-unit assisted living facility, making it ideal for investors seeking a quick start on a lucrative project. Its proximity to the bustling Route 9 retail corridor offers unparalleled convenience, with easy access to major shopping centers like Mountain Farms Mall and Hampshire Mall. Furthermore, its location near UMass Amherst, Amherst College, Hampshire College, and downtown Amherst ensures high demand and strong rental potential. The property's quiet residential setting, coupled with its proximity to the Norwottuck Rail Trail and nearby conservation areas, provides a unique blend of tranquility and accessibility. Public water and sewer connections are readily available, along with gas and electric utilities. The property's 2021 appraisal valued it at $1,920,000, making this $1,000,000 listing a significant opportunity below appraised value. The property's APN is 13D-81. This is a truly exceptional opportunity to capitalize on the growing demand for senior living accommodations in a prime location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Amherst
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.4968
    Latitude
    42.3404

    Comparable in this City

    • Value Estimation by Request

      18.56 acre parcel

      18.56 acre parcel of Professional and Research Park zoned land located on Sunderland Road
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      2,220 SF

      902 Pleasant St

      BOARDING/ROOMING HOUSE • 2,220 SF
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      2,387 SF

      71 Prospect St

      BOARDING/ROOMING HOUSE • 2,387 SF
      71 Prospect St, Amherst, MA 01002-2253
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    • Value Estimation
      $795,000
      5,919 SF

      7 Pleasant St Ste 2a

      COMMERCIAL (GENERAL) • 5,919 SF
      7 Pleasant St Ste 2a, Amherst, MA 01002-1776
      View Details
    • Value Estimation
      $610,000
      7,500 SF

      461 Ww St

      SHOW ROOM, WAREHOUSE • 7,500 SF
      461 Ww St, Amherst, MA 01002-2965
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    • Value Estimation by Request
      1,328 SF

      13 Railroad St

      SHOW ROOM, WAREHOUSE • 1,328 SF
      13 Railroad St, Amherst, MA 01002-2318
      View Details

    Similar Nearby for Sale

    • $900,000

      Amherst Land For Sale

      Land available for sale in Amherst, Massachusetts.
      30 Green Leaves Dr, Amherst, MA 01002
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      Amherst Developable Land Near Route 9

      4.5 acre parcel near Route 9, suitable for development.
      30 Green Leaves Dr, Amherst, MA 01002
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      Energy-Efficient Investment Opportunity Near UMass

      Multifamily property with energy-efficient upgrades, near UMass.
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      18.56 Acre Land Parcel

      18.56 acre parcel zoned for Professional and Research Park.
      Sunderland Rd, Amherst, MA 01002
      View Details
    • $700,000

      Amherst Developable Land Near Route 9

      4.5-acre parcel near Route 9, development opportunity.
      30 Green Leaves Dr, Amherst, MA 01002
      View Details
    • $700,000

      Amherst Developable Land Near Route 9

      4.5-acre parcel near Route 9, ideal for development.
      30 Green Leaves Dr, Amherst, MA 01002
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    Similar Nearby for Lease

    • Contact for pricing

      Amherst Office/Flex Space Available

      Office and flex space for lease near downtown Amherst.
      160 Old Farm Rd, Amherst, MA 01002
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    • $35 SF/Yr
      600 SF

      Office Space in Amherst, MA

      600 SF office space available for lease.
      133 S East St, Amherst, MA 01002
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    • $1,750 /Mo
      900 SF

      Retail/Office Suite in Amherst

      Retail or office suite available in Amherst Crossing.
      377 College St, Amherst, MA 01002
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    • $21 SF/Yr
      1,010 SF

      Adaptable Retail Space Near UMass

      1010 SF retail space in vibrant Amherst, Massachusetts.
      81 Cowls Rd, Amherst, MA 01002
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    • $600 /Mo

      First Floor Shared Office Space

      First floor office space with shared amenities for rent.
      30 Boltwood Walk, Amherst, MA 01002
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    • $5,770 /Mo

      Downtown Office Space with Finishes

      Handicap accessible office space with utilities included in downtown Amherst.
      48 N Pleasant St, Amherst, MA 01002
      View Details
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    Amherst, MA 01002
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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.

    More about this property
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    30 Green Leaves Dr, Amherst, MA, 01002

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