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Property profile & analytics
FOR LEASE
Office buildings
101 University Dr, Amherst, MA 01002
Entity Owned
7-yr Hold
Free & Clear
Property ID
US38-1506679
For Lease
1 / 3
$19 SF/Yr
101 University Dr, Amherst, MA 01002
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
STEEL FRAME
Total area
52,135 SF
Lot
4.43 ac (192,971 SF)
APN
AMHE M:0013B B:0000 L:0017
UPID
US38-1506679
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
-
ATI Physical Therapy Medical Clinic
-
The Department of Agriculture Government Office
-
Bleiman Bruce S MD Ophthalmologist
-
Raymond E. Hubbie, M.D Physician
-
Clinical and Support Options, Inc. Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.98M
Blend (final)
Blend
$5.31M
Owner & transaction history
85 Unvi Drive LLC · 7 yrs held
85 Unvi Drive LLC
since 2018
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$8,120,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$5.31M
Range $4.77M – $5.84M · ±10%
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
$102 / 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
$80,069
Tax year 2024
Assessed value
$4,325,700
Assessed 2024
Previous assessed
$4,313,300
+0.3% YoY
Effective rate
1.85%
On assessed value
Assessed land
$481,100
Assessed improvement
$3,844,600
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
For Lease
Year built
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
52,135 SF
Lot
4.43 ac (192,971 SF)
APN
AMHE M:0013B B:0000 L:0017
UPID
US38-1506679
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
RETAIL STORES
Est. value
$8.1M
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
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
4.43 ac
Current owner
From public records · entity-resolved
85 Unvi Drive LLC
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 2023, AMHERST, MA 01004-2023
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2021
—
Slobody Dev Corp
—
Deed
related
$3,070,000 · Peoplesbank (holyoke Ma)
Oct 4, 2018
—
85 Unvi Drive LLC
Slobody Dev Corp
Quit Claim Deed
related
—
Jun 8, 2016
—
Slobody Development Co
—
Deed
related
$350,000 · Peoplesbank (holyoke)
Jan 20, 2011
—
Slobody Dev Corp
—
Deed Of Trust
related
$450,000 · Peoples Bank Holyoke
Mar 5, 2009
—
Slobody Dev Corp
—
Deed Of Trust
related
$200,000 · Peoples Bank Holyoke
Jun 7, 2007
—
Slobody Dev Corp
—
Deed Of Trust
related
$200,000 · Peoples Bank Holyoke
Feb 7, 2006
—
Slobody Dev Corp
—
Deed Of Trust
related
$950,000 · Peoples Bank Holyoke
May 2, 2003
—
Slobody Dev Corp
—
Grant Deed
related
$660,000 · Peoples Bank Holyoke
Jul 14, 1997
$90,000
Slobody Dev Corp
University Plaza Assoc
Grant Deed
—
Jan 21, 1994
$323,330
Slobody Dev Corp
Tcp Enterprises INC
Grant Deed
—
Jan 21, 1994
$36,399
Slobody Dev Corp
Tcp Enterprises INC
Grant Deed
—
Jan 21, 1994
$44,902
Slobody Dev Corp
Tcp Enterprises INC
Grant Deed
$140,000 · Zenon Grzybowski
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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