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Property profile & analytics
OFF-MARKET
Turn key restaurants
11 Arnold St Westfield, MA 01085-2801
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1686948
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1920
Construction
FRAME
Total area
3,671 SF
Lot
0.16 ac (6,868 SF)
APN
WFLD M:55 L:145
UPID
US38-1686948
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Arnold St Props LLC · 5 yrs held
Arnold St Props LLC
since 2020
Last sale
$395,000
5 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 Westfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westfield 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,458
Tax year 2024
Assessed value
$301,300
Assessed 2024
Previous assessed
$266,900
+12.9% YoY
Effective rate
3.14%
On assessed value
Assessed land
$44,100
Assessed improvement
$257,200
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
1
Units
1
Total area
3,671 SF
Lot
0.16 ac (6,868 SF)
APN
WFLD M:55 L:145
UPID
US38-1686948
Jurisdiction
WESTFIELD
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
STEAM
Stories
1
Buildings
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Arnold St Props LLC
Entity
Mailing address
93 POMEROY RD, MONTGOMERY, MA 01085-9406
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
Dec 16, 2020
$536,700
Arnold St Props LLC
B Slayton LLC
Quit Claim Deed
$700,000 · Vly B & T New
Apr 7, 2008
$395,000
B Slayton LLC
Martin,joann M
Grant Deed
$320,000 · Easthampton Savings Bank
Jun 24, 1993
—
Paul J Martin
—
Deed Of Trust
related
$170,000 · Westfield Bank Fsb
Jul 13, 1988
$30,868
Paul J Martin
Martin,paul J
Grant Deed
related
$135,000 · Bank Of New England West
Dec 23, 1987
$180,700
Paul J Martin
Miller,peter J
Grant Deed
$120,000 · Bank Of New England West
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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