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Property profile & analytics
FOR LEASE
Industrial properties
11 Almgren Dr A23 Agawam, MA 01001
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-0518960
For Lease
1 / 6
$250 SF/Yr
11 Almgren Dr,Unit A23, Agawam, MA 01001
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1995
Total area
10,800 SF
Lot
1.92 ac (83,635 SF)
Zoning code
IA
APN
AGAW M:00G5 B:0006 L:3
UPID
US38-0518960
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.61M
Owner & transaction history
Sa Hldg 1 LLC · 6 yrs held
Sa Hldg 1 LLC
since 2020
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
IA · Agawam, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+139.1%
Auto repair, garage
$1.4M
+123.0%
Retail stores
$1.1M
+81.2%
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 Agawam submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Agawam 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
$1,585,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,450,000
Change: +139% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,350,000
Change: +123% · Conversion: Easy
RETAIL STORES
$1,100,000
Change: +81% · Conversion: Moderate
OFFICE BUILDING
$990,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±10% · vs last sale $1.62M (Jan 3 2020)
Last sale anchor
$1.62M
Jan 3 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
$149 / 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
$25,100
Tax year 2024
Assessed value
$911,400
Assessed 2024
Previous assessed
$770,000
+18.4% YoY
Effective rate
2.75%
On assessed value
Assessed land
$113,400
Assessed improvement
$798,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Lease
Year built
1995
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
10,800 SF
Lot
1.92 ac (83,635 SF)
Zoning code
IA
APN
AGAW M:00G5 B:0006 L:3
UPID
US38-0518960
Jurisdiction
AGAWAM
Zoning & alternative use
IA · Agawam, MA
Zoning IA · permitted uses
IA · Agawam, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Agawam. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$990,000
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1995
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
1.92 ac
Current owner
From public records · entity-resolved
Sa Hldg 1 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
11 ALMGREN DR, AGAWAM, MA 01001-3831
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2020
$600,000
Sa Hldg 1 LLC
Silver Street Re Agawam
Quit Claim Deed
—
Jan 24, 2017
$1,620,000
Agawan Silver Street Re
Eurofins Spectrum Anlytcl
Warranty Deed
—
Oct 7, 2015
$620,000
Eurofins Spectrum Analytc
Spectrum Analytical INC
Trustees Deed
—
Sep 26, 2000
—
Spectrum Analytical
—
Deed Of Trust
related
$350,000 · Westfield Bank Fsb
Dec 27, 1999
—
Spectrum Analytical
—
Deed Of Trust
related
$1,395,000 · Westfield Bank Fsb
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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