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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Individual retail properties
165 Russell St, Hadley, MA 01035-9428
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-0178613
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2011
Construction
STEEL FRAME
Total area
23,417 SF
Lot
4.01 ac (174,484 SF)
Zoning code
B
APN
HADL M:0004I B:0043 L:0000
UPID
US38-0178613
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
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$825k
Owner & transaction history
Dlw Realty LLC · 14 yrs held
Dlw Realty LLC
since 2011
7 recorded transactions
Zoning & alternative use
B · Hadley, 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 Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hadley 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
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,065,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$980,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
$35 / 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
$26,982
Tax year 2024
Assessed value
$2,368,900
Assessed 2024
Previous assessed
$2,368,900
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$633,500
Assessed improvement
$1,735,400
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
23,417 SF
Lot
4.01 ac (174,484 SF)
Zoning code
B
APN
HADL M:0004I B:0043 L:0000
UPID
US38-0178613
Jurisdiction
HADLEY
Zoning & alternative use
B · Hadley, MA
Zoning B · permitted uses
B · Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hadley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$980,000
WAREHOUSE, STORAGE
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
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
4.01 ac
Current owner
From public records · entity-resolved
Dlw Realty LLC
Entity
Mailing address
299 BARBER AVE, WORCESTER, MA 01606-2437
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2022
—
Vertical Assets LLC
—
Deed
related
$2,650,000 · Monson Savings Bank
Oct 25, 2019
—
Vertical Assets LLC
—
Deed
related
$225,000 · Fidelity Cooperative Bank
May 10, 2012
—
Dlw Realty LLC
—
Deed Of Trust
related
$825,000 · Spencer Savings Bank Sla
Dec 15, 2011
$380,000
Dlw Realty LLC
Vertical Assets LLC
Grant Deed
—
Jan 20, 2011
—
Vertical Assets LLC
—
Deed Of Trust
related
$75,000 · Barre Savings Bank
Jul 28, 2010
$725,000
Vertical Assets LLC
Gronostalski,steven
Grant Deed
$1,850,000 · Barre Savings Bank
Oct 9, 2008
$180,000
173 Russell St LLC
Edward Gronostalski Ft
Grant Deed
—
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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