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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Manufacturing properties
117 Allston Ave West Springfield, MA 01089-3703
Individually Owned
23-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1462759
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1920
Construction
STEEL FRAME
Total area
36,810 SF
Lot
1.35 ac (58,806 SF)
APN
WSPR M:00232 B:08800 L:00007
UPID
US38-1462759
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
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$890k
Owner & transaction history
Armand Cote · 23 yrs held
Armand Cote
since 2003
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 West Springfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Springfield 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
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$24 / 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
$31,365
Tax year 2024
Assessed value
$1,052,500
Assessed 2024
Previous assessed
$958,700
+9.8% YoY
Effective rate
2.98%
On assessed value
Assessed land
$178,800
Assessed improvement
$873,700
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1920
Construction
STEEL FRAME
Heating
STEAM
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
36,810 SF
Lot
1.35 ac (58,806 SF)
APN
WSPR M:00232 B:08800 L:00007
UPID
US38-1462759
Jurisdiction
WEST SPRINGFIELD
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
STEEL FRAME
Heating
STEAM
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Armand Cote
Individual
Free & Clear · 23 yrs held
Mailing address
140 NORMAN ST, WEST SPRINGFIELD, MA 01089-5004
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
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
Jul 9, 2003
$1
Armand Cote
Cote,armand R
Grant Deed
related
—
Nov 7, 2002
$375,000
Commercial Venture Group
Hirsch,h Jay
Grant Deed
—
Nov 7, 2002
—
Commercial Venture Group
—
Deed Of Trust
related
$371,000 · Hirsh
Jul 19, 1989
$540,000
Frank Paper Co INC
Norman Verge LP
Grant Deed
$440,000 · Baybank Valley Trust Co
Apr 7, 1988
$150,000
Armand R Ccote
John A+dialessi
Grant Deed
$250,000 · Multibank National Western Ma
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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