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Property profile & analytics
OFF-MARKET
Estimated value
$5,570,000
Office buildings
100 University Dr, Amherst, MA 01002-2357
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-1716998
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
STEEL FRAME
Total area
32,690 SF
Lot
2.93 ac (127,631 SF)
APN
AMHE M:0013B B:0000 L:0030
UPID
US38-1716998
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
-
MHEC Charitable Organization Social Service Agency
-
Autism Care Partners Medical Clinic
-
Massachusetts Higher Education Consortium Association Or Organization
-
Mall Of Toys (Bike/Boat/Book/etc) Store Arcade & Gaming Center
-
Josh Lebow Studio Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.65M
Blend (final)
Blend
$5.57M
Owner & transaction history
Invests Gleason Johndrow · 6 yrs held
Invests Gleason Johndrow
since 2020
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
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 Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amherst 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
$7,060,000
ML approach
$7,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,255,000
Current use
COMMERCIAL (GENERAL)
$5,690,000
Change: -9% · Conversion: Easy
RETAIL STORES
$5,090,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$5.57M
Range $5.01M – $6.13M · ±10% · vs last sale $5.18M (May 8 2020)
Last sale anchor
$5.18M
May 8 2020
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
$170 / 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
$47,632
Tax year 2024
Assessed value
$2,573,300
Assessed 2024
Previous assessed
$2,373,900
+8.4% YoY
Effective rate
1.85%
On assessed value
Assessed land
$558,700
Assessed improvement
$2,014,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1984
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Rooms
40
Bathrooms
5
Total area
32,690 SF
Lot
2.93 ac (127,631 SF)
APN
AMHE M:0013B B:0000 L:0030
UPID
US38-1716998
Jurisdiction
AMHERST
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
OFFICE BUILDING Current
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.7M
RETAIL STORES
Est. value
$5.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1984
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Rooms
40
Bathrooms
5
Lot
2.93 ac
Current owner
From public records · entity-resolved
Invests Gleason Johndrow
Individual
Mailing address
PO BOX 60525, FLORENCE, MA 01062-0525
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Gleason Johndrow Invs LLC
—
Deed
related
$200,000 · Anthony Gleason II
May 8, 2020
$5,175,000
Invests Gleason Johndrow
Elysium LLC
Quit Claim Deed
$4,120,000 · Florence Bk
Nov 9, 2011
$750,000
Elysium LLC
Collins,francis E
Grant Deed
$350,000 · Greenfield Savings Bank
Nov 24, 2009
—
Elysium LLC
—
Deed Of Trust
related
$405,500 · Greenfield Savings Bank
Feb 6, 2009
—
Elysium LLC
—
Deed Of Trust
related
$625,000 · Greenfield Savings Bank
Oct 31, 2008
—
Elysium LLC
—
Deed Of Trust
related
$2,100,000 · Greenfield Savings Bank
May 6, 2008
$1
Mohammad Idrees
Idrees,mohammad
Grant Deed
related
—
Aug 18, 2006
—
Elysium LLC
—
Deed Of Trust
related
$1,100,000 · Florence Savings Bank
Feb 2, 2006
$1
Elysium LLC
Marley,james David
Grant Deed
related
—
Dec 13, 2005
$400,000
Gail Giere Collins
Marley,james David
Grant Deed
—
Mar 15, 2005
$112,000
T Talon
Marley,james David
Grant Deed
—
Jul 23, 2004
$1,500,000
James David Marley
Lincoln Paper& Tissue LLC
Grant Deed
—
Jul 23, 2004
$1
Lincoln Paper& Tissue LLC
Eastern Pulp & Paper Corp
Grant Deed
related
—
Jun 4, 2004
$1
Lincoln Paper & Tissu LLC
Lincoln Pulp & Pap Co INC
Grant Deed
related
—
Dec 1, 1994
—
Pulp Lincoln
—
Deed Of Trust
related
$61,369,484 · Prudential Insurance Co
Mar 20, 1987
$1,650,000
Pulp Lincoln
Amity Assoc Ltd Ptr
Grant Deed
—
Mar 20, 1987
—
Lincoln Land
—
Deed Of Trust
related
$350,000 · Baybank Valley Trust 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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