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Property profile & analytics
OFF-MARKET
Estimated value
$265,000
Golf courses & driving ranges
172 State St Granby, MA 01033-9608
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0228037
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1994
Construction
FRAME
Total area
1,260 SF
Lot
9.5 ac (413,745 SF)
APN
GRAN M:3 B:0-G L:9
UPID
US38-0228037
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
-
Happy Days Family Fun Spot Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$265k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$265k
Owner & transaction history
172 W State St LLC · 2 yrs held
172 W State St LLC
since 2024
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 Granby submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granby 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
$265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$265k
Range $239k – $292k · ±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
$210 / 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
$5,511
Tax year 2024
Assessed value
$359,500
Assessed 2024
Previous assessed
$330,400
+8.8% YoY
Effective rate
1.53%
On assessed value
Assessed land
$225,800
Assessed improvement
$133,700
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
1,260 SF
Lot
9.5 ac (413,745 SF)
APN
GRAN M:3 B:0-G L:9
UPID
US38-0228037
Jurisdiction
GRANBY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1994
Construction
FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
9.5 ac
Current owner
From public records · entity-resolved
172 W State St LLC
Entity
Free & Clear · 2 yrs held
Mailing address
172 W STATE ST, GRANBY, MA 01033-9608
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2024
—
172 W State St LLC
Khl Group LLC
Warranty Deed
—
Jul 11, 2023
$900,000
Khl Group LLC
Denis L Lafleur
Warranty Deed
—
Aug 23, 2011
$295,000
Denis L Lafleur
Wright,patrickt
Warranty Deed
—
May 31, 2005
$425,000
Patrick T Wright
Paul Ryiz Golf Shops LLC
Grant Deed
$463,500 · Florence Savings Bank
May 19, 2004
—
Paul Ryiz Golf Shops LLC
—
Deed Of Trust
related
$25,000 · Peter Ryiz
Jul 1, 2003
$400,000
Paul Ryiz Golf Shops LLC
Bontempo,robert H
Grant Deed
$376,000 · Wylie C Hubbard
Feb 12, 2003
—
Robert H Bontempo
—
Deed Of Trust
related
$30,000 · Michael K Vann
Jan 4, 2000
—
Robert H Bontemkpo
—
Deed Of Trust
related
$30,000 · Wylie C Hubbard
Oct 28, 1999
$350,000
Robert H Bontempo
Granby Golf Ctr
Grant Deed
$340,000 · Money Store Investment Corp
Dec 27, 1994
—
Granby Golf Center
—
Deed Of Trust
related
$250,000 · Bank Of Western Massachusetts
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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