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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Industrial properties
1385 Bernardston Rd Greenfield, MA 01301-1151
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1766732
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1990
Construction
STEEL FRAME
Total area
10,221 SF
Lot
13.67 ac (595,435 SF)
Zoning code
GC
APN
GREE M:0R10 B:008A L:0
UPID
US38-1766732
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
-
Catamount Lacrosse Nightclub Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$799k
Blend (final)
Blend
$800k
Owner & transaction history
W&a Real Estate LLC · 3 yrs held
W&a Real Estate LLC
since 2023
Last sale
$799,000
7 recorded transactions
Zoning & alternative use
GC · Greenfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the General Commercial District is to provide areas for mixed retail, commercial and industrial uses.
Zone name
General Commercial
General category
INDUSTRIAL
Zone area
787.23 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.2M
+65.8%
Retail stores
$1.1M
+52.0%
Industrial (general)
$840,000
+19.8%
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
$795,000
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$700,000
Current use
AUTO REPAIR, GARAGE
$1,160,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$1,065,000
Change: +52% · Conversion: Easy
INDUSTRIAL (GENERAL)
$840,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $799k (Jan 13 2023)
Last sale anchor
$799k
Jan 13 2023
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
$78 / 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
$19,678
Tax year 2024
Assessed value
$965,100
Assessed 2024
Previous assessed
$1,039,000
-7.1% YoY
Effective rate
2.04%
On assessed value
Assessed land
$222,300
Assessed improvement
$742,800
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
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
SPACE
Buildings
2
Stories
1
Bathrooms
2
Total area
10,221 SF
Lot
13.67 ac (595,435 SF)
Zoning code
GC
APN
GREE M:0R10 B:008A L:0
UPID
US38-1766732
Jurisdiction
GREENFIELD
Zoning & alternative use
GC · Greenfield, MAZoning GC · permitted uses
GC · Greenfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the General Commercial District is to provide areas for mixed retail, commercial and industrial uses.
Zone name
General Commercial
General category
INDUSTRIAL
Zone area
787.23 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$840,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (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
1990
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
2
Bathrooms
2
Lot
13.67 ac
Current owner
From public records · entity-resolved
W&a Real Estate LLC
Entity
Mailing address
1385 BERNARDSTON RD, GREENFIELD, MA 01301-1151
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2023
$799,000
W&a Real Estate LLC
Jeffrey L Coulson
Quit Claim Arm's Length For Ne States
$775,000 · Farm Credit
May 20, 2019
—
Jeffrey L Coulson
—
Deed
related
$163,164 · Greenfield Cooperative Bank
Jul 7, 2009
—
Jeffrey L Coulson
—
Deed Of Trust
related
$100,000 · Greenfield Capital Bank
Aug 1, 2008
—
Jeffrey L Coulson
—
Deed Of Trust
related
$25,000 · Greenfield Capital Bank
Mar 20, 2008
—
Jeffrey L Coulson
—
Deed Of Trust
related
$20,000 · Greenfield Capital Bank
Jun 5, 2003
—
Jeffrey L Coulson
—
Deed Of Trust
related
$50,000 · Greenfield Capital Bank
Dec 11, 2002
$25,000
Jeffrey L Coulson
Trill,james
Grant Deed
—
May 31, 2002
—
Jeffrey L Coulson
—
Deed Of Trust
related
$216,000 · Greenfield Capital Bank
May 10, 2001
—
Jeffrey L Coulson
—
Deed Of Trust
related
$150,000 · Greenfield Capital Bank
Nov 24, 1999
—
Jeffrey L Coulson
—
Deed Of Trust
related
$75,000 · Zwi Kohorn
Jun 4, 1999
$25,000
James D Trill
Coulson,jeffrey L
Grant Deed
$554,000 · Greenfield Capital Bank
Jun 4, 1999
—
James D Trill
—
Deed Of Trust
related
$25,000 · Zenon Grzybowski
Oct 9, 1997
—
Indoor Act Sports Ctr
—
Deed Of Trust
related
$21,000 · Greenfield Capital Bank
Dec 30, 1996
$120,000
Jeffrey L Coulson
United Bank Mtg
Grant Deed
$100,000 · Greenfield Capital 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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