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Property profile & analytics
OFF-MARKET
Estimated value
$3,115,000
Specialty properties
11 Vlg Hl Rd, Northampton, MA 01060-3660
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1926897
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2013
Construction
FRAME
Total area
16,448 SF
Lot
1.02 ac (44,562 SF)
Zoning code
PV
APN
NHAM M:038A B:0107 L:0001
UPID
US38-1926897
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
$3.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.45M
Blend (final)
Blend
$3.12M
Owner & transaction history
Pathlight INC · 4 yrs held
Pathlight INC
since 2021
Last sale
$3.0M
4 recorded transactions
Zoning & alternative use
PV · Northampton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+77.2%
Commercial (general)
$2.2M
+15.4%
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
$3,575,000
ML approach
$3,540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,945,000
Current use
OFFICE BUILDING
$3,450,000
Change: +77% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,245,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$3.12M
Range $2.80M – $3.43M · ±10% · vs last sale $3.00M (Dec 30 2021)
Last sale anchor
$3.00M
Dec 30 2021
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
$189 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$48,956
Tax year 2022
Assessed value
$2,914,900
Assessed 2024
Previous assessed
$3,012,800
-3.2% YoY
Effective rate
1.68%
On assessed value
Assessed land
$386,600
Assessed improvement
$2,528,300
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
16,448 SF
Lot
1.02 ac (44,562 SF)
Zoning code
PV
APN
NHAM M:038A B:0107 L:0001
UPID
US38-1926897
Jurisdiction
NORTHAMPTON
Zoning & alternative use
PV · Northampton, MA
Zoning PV · permitted uses
PV · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.2M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Pathlight INC
Entity
Free & Clear · 4 yrs held
Mailing address
220 BROOKDALE DR, SPRINGFIELD, MA 01104-3210
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2021
$3,000,000
Pathlight INC
11 Village Hill LLC
Quit Claim Arm's Length For Ne States
—
Sep 17, 2019
—
11 Village Hill LLC
—
Deed
related
$2,615,069 · Peter A Picknelly
Sep 18, 2013
$2,810,250
11 Village Hill LLC
New Harmony Props LLC
Quit Claim Deed
$2,550,000 · Florence Savings Bank
Nov 27, 2012
$300,000
New Harmony Props LLC
Hospital Hill Dev LLC
Grant Deed
$2,560,000 · Florence Savings Bank
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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