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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Turn key restaurants
11 Brewster Ct, Northampton, MA 01060-3801
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0835200
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1900
Construction
FRAME
Total area
5,928 SF
Lot
0.1 ac (4,251 SF)
Zoning code
CB
APN
NHAM M:032C B:0029 L:0001
UPID
US38-0835200
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
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$674k
Blend (final)
Blend
$570k
Owner & transaction history
11 Brewster Court LLC · 9 yrs held
11 Brewster Court LLC
since 2017
7 recorded transactions
Zoning & alternative use
CB · Northampton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$810,000
+46.0%
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 Northampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northampton 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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$555,000
Current use
COMMERCIAL (GENERAL)
$810,000
Change: +46% · Conversion: Easy
AUTO REPAIR, GARAGE
$550,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$96 / 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
$20,232
Tax year 2024
Assessed value
$1,331,900
Assessed 2024
Previous assessed
$1,376,600
-3.2% YoY
Effective rate
1.52%
On assessed value
Assessed land
$235,200
Assessed improvement
$1,096,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
5,928 SF
Lot
0.1 ac (4,251 SF)
Zoning code
CB
APN
NHAM M:032C B:0029 L:0001
UPID
US38-0835200
Jurisdiction
NORTHAMPTON
Zoning & alternative use
CB · Northampton, MA
Zoning CB · permitted uses
CB · Northampton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$550,000
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
11 Brewster Court LLC
Entity
Mailing address
11 BREWSTER CT, NORTHAMPTON, MA 01060-3801
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2017
—
11 Brewster Court LLC
Lort Investments
Quit Claim Deed
related
—
Apr 8, 2014
—
Lort Investments
—
Deed Of Trust
related
$200,000 · Peoples Bank Holyoke
Mar 6, 2014
—
Lort Investments
—
Deed Of Trust
related
$150,000 · Peoples Bank Holyoke
Aug 12, 2013
—
L O R T Investments
—
Deed Of Trust
related
$750,000 · Peoples Bank Holyoke
Dec 24, 1997
—
Lort Investments
—
Deed Of Trust
related
$3,480,000 · Robert B Egelston Lt
Oct 2, 1987
$10,000
L O R T Investments
L O R T Investments
Grant Deed
related
—
—
—
Lort Investments
—
Deed Of Trust
related
$491,000 · New England Certified
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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