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Property profile & analytics
OFF-MARKET
Estimated value
$9,180,000
Assisted living facilities
130 Colrain Rd, Greenfield, MA 01301-9625
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0895940
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
STEEL FRAME
Total area
47,958 SF
Lot
7.74 ac (336,945 SF)
Zoning code
RB
APN
GREE M:0R26 B:013B L:0
UPID
US38-0895940
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
Current use
Occupant on record · Public records
-
Patricia Dupont, OT Physician
-
Charlene Manor Extended Care Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.18M
Owner & transaction history
Greenfield Mgmt Systems · 3 yrs held
Greenfield Mgmt Systems
since 2022
Last sale
$9.3M
2 recorded transactions
Zoning & alternative use
RB · Greenfield, MA
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 Greenfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenfield 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
$8,960,000
ML approach
$8,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,095,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$9.18M
Range $8.26M – $10.10M · ±10% · vs last sale $9.29M (Dec 30 2022)
Last sale anchor
$9.29M
Dec 30 2022
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
$191 / 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
$109,973
Tax year 2024
Assessed value
$5,393,500
Assessed 2024
Previous assessed
$5,339,200
+1.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$490,000
Assessed improvement
$4,903,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
123
Rooms
12
Bathrooms
74
Total area
47,958 SF
Lot
7.74 ac (336,945 SF)
Zoning code
RB
APN
GREE M:0R26 B:013B L:0
UPID
US38-0895940
Jurisdiction
GREENFIELD
Zoning & alternative use
RB · Greenfield, MA
Zoning RB · permitted uses
RB · Greenfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Greenfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$6.1M
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
1987
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
123
Rooms
12
Bathrooms
74
Lot
7.74 ac
Current owner
From public records · entity-resolved
Greenfield Mgmt Systems
Individual
Mailing address
75 NN CIR #210, GREENFIELD, MA 01301-2764
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2022
$9,290,000
Greenfield Mgmt Systems
Charlene Manor LLC
Quit Claim Arm's Length For Ne States
$72,811,000 · The Bank Of New York Mellon
May 7, 1998
—
John C Chakalos
—
Deed Of Trust
related
$4,692,000 · Springfield Inst For Saving
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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