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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Industrial properties
136 Wayside Ave West Springfield, MA 01089-1318
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US38-0721501
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,125 SF
Lot
1.56 ac (67,879 SF)
APN
WSPR M:00514 B:03250 L:0080A
UPID
US38-0721501
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
-
Carter McLeod Paper & Packaging, Inc. Big Box & Wholesale Store
-
Simply Polybags Factory Production Facility
-
BPS The Packaging Supply Superstore Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$945k
Owner & transaction history
Mcleod Mcleod · 24 yrs held
Mcleod Mcleod
since 2001
7 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,015,000
Current use
WAREHOUSE, STORAGE
$925,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$52 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$23,537
Tax year 2020
Assessed value
$943,200
Assessed 2024
Previous assessed
$872,900
+8.1% YoY
Effective rate
2.50%
On assessed value
Assessed land
$223,300
Assessed improvement
$719,900
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
2
Stories
1
Units
1
Total area
18,125 SF
Lot
1.56 ac (67,879 SF)
APN
WSPR M:00514 B:03250 L:0080A
UPID
US38-0721501
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
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$925,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
2
Units
1
Lot
1.56 ac
Current owner
From public records · entity-resolved
Mcleod Mcleod
Individual
Mailing address
136 WAYSIDE AVE, WEST SPRINGFIELD, MA 01089-1318
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
—
Carter-mcleod Rlty Co LLC
—
Deed
related
$621,000 · Easthampton Savings Bank
Sep 3, 2020
—
Carter-mcleod Rlty Co LLC
—
Deed
related
$700,000 · J Norbert Props
Jul 29, 2010
—
James H Pollard
—
Deed Of Trust
related
$200,000 · Chicopee Savings Bank
Jul 27, 2010
—
Carter Mcleod Realty Co
—
Deed Of Trust
related
$1,360,000 · Chicopee Savings Bank
Jun 13, 2008
—
Carter Mcleod Rlty Co LLC
—
Deed Of Trust
related
$460,000 · Chicopee Savings Bank
Aug 29, 2007
—
Carter-mcleod Rlty Co LLC
—
Deed Of Trust
related
$750,000 · Chicopee Savings Bank
Dec 19, 2006
—
Mcleod&chadwick LLC
—
Deed Of Trust
related
$115,000 · Chicopee Savings Bank
Oct 20, 2005
—
Mcleod&chadwick LLC
—
Deed Of Trust
related
$425,000 · Chicopee Savings Bank
Feb 17, 2004
—
Mcleod Mcleod
—
Deed Of Trust
related
$400,000 · Country Bank
Oct 26, 2001
$525,000
Mcleod Mcleod
Capaco Assocs INC
Grant Deed
$450,000 · Country Bank
Oct 26, 2001
—
Mcleod Mcleod
—
Deed Of Trust
related
$390,000 · Country Bank
—
—
Carter-mcleod Rlty Co LLC
—
Deed Of Trust
related
$700,000 · J Norbert Props
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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