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Property profile & analytics
OFF-MARKET
Estimated value
$2,695,000
Hotels
16 Church St, Lenox, MA 01240-2503
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1858375
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1968
Construction
FRAME
Total area
14,272 SF
Lot
0.64 ac (27,835 SF)
Zoning code
COMMER
APN
LENO M:43 B:162 P:0000 U:00
UPID
US38-1858375
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
-
The Whitlock Kitchen & Lounge Restaurant
-
The Whitlock By The Lenox Collection Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$2.70M
Owner & transaction history
Lenox Collection LLC · 5 yrs held
Lenox Collection LLC
since 2021
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
COMMER · Lenox, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.1M
+65.1%
Restaurant
$2.8M
+47.0%
Retail stores
$2.1M
+8.1%
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 Lenox submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lenox 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
HOTEL/MOTEL
$1,895,000
Current use
COMMERCIAL (GENERAL)
$3,130,000
Change: +65% · Conversion: Difficult
RESTAURANT
$2,785,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$2,050,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$1,990,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,855,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$2.70M
Range $2.43M – $2.96M · ±10% · vs last sale $2.60M (Mar 15 2021)
Last sale anchor
$2.60M
Mar 15 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 2024Property tax & assessments
Tax year 2024
Tax billed
$32,544
Tax year 2024
Assessed value
$2,532,600
Assessed 2024
Previous assessed
$2,532,600
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$237,000
Assessed improvement
$2,295,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1968
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Total area
14,272 SF
Lot
0.64 ac (27,835 SF)
Zoning code
COMMER
APN
LENO M:43 B:162 P:0000 U:00
UPID
US38-1858375
Jurisdiction
LENOX
Zoning & alternative use
COMMER · Lenox, MA
Zoning COMMER · permitted uses
COMMER · Lenox, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lenox. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RESTAURANT
Est. value
$2.8M
RETAIL STORES
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1968
Construction
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
Lenox Collection LLC
Entity
Mailing address
16 CHURCH ST, LENOX, MA 01240-2503
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2024
—
Lenox Collection LLC
—
Deed
related
$5,410,000 · Rockland Trust Co
Mar 30, 2021
—
Lenox Collection LLC
—
Deed
related
$5,000,000 · Box Tree Assets LLC
Mar 15, 2021
$2,600,000
Lenox Collection LLC
Church Street Inn LLC
Quit Claim Arm's Length For Ne States
—
Jul 24, 2019
—
Church Street Inn LLC
—
Deed
related
$1,150,000 · Bank Of Colorado
Jun 10, 2019
$850,000
Church Street Inn LLC
Bennington Bear INC
Quit Claim Deed
—
Jul 15, 2011
—
Bennington Bear INC
—
Grant Deed
related
$880,000 · Merchants Bank & Trust Co
Jul 2, 2004
$1,700,000
Bennington Bear INC
Rudisil Maintenance T
Grant Deed
$1,050,000 · Zions First National Bank
Jul 2, 2004
—
Bennington Bear INC
—
Grant Deed
related
$630,000 · Zions First National Bank
Feb 4, 2000
—
Mainten T Rudisill
—
Deed Of Trust
related
$75,000 · Thomas A Ricchi
Mar 4, 1999
—
Ray E Wilson
—
Deed Of Trust
related
$762,000 · Thomas A Ricchi
Mar 23, 1998
—
Maintenence T Rudisill
—
Deed Of Trust
related
$125,000 · Thomas A Ricchi
Jul 14, 1992
—
H Clifford Rudisill
—
Deed Of Trust
related
$624,000 · Gmac Mortgage Corp Pa
Feb 1, 1991
—
H Clifford Rudisill
—
Deed Of Trust
related
$110,000 · Lenox Savings Bank
Jan 15, 1987
—
H Clifford Rudisill
—
Deed Of Trust
related
$465,000 · Lenox 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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