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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Office buildings
173 Water St, Williamstown, MA 01267-3178
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0232158
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Total area
3,372 SF
Lot
0.31 ac (13,504 SF)
Zoning code
VB
APN
WILL M:131.0 B:0104
UPID
US38-0232158
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
$550k
CAP Approach
CAP
$720k
Comparable Approach
Comparable
$562k
Blend (final)
Blend
$520k
Owner & transaction history
Pacelli Zepka Prop LLC · 4 yrs held
Pacelli Zepka Prop LLC
since 2021
Last sale
$385,000
5 recorded transactions
Zoning & alternative use
VB · Williamstown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$485,000
+2.9%
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 Williamstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamstown 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
$600,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$780,000
6.5%
$720,000
7%
$670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$470,000
Current use
RETAIL STORES
$485,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$440,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$420,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $385k (Sep 28 2021)
Last sale anchor
$385k
Sep 28 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
$154 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,609
Tax year 2023
Assessed value
$408,700
Assessed 2023
Previous assessed
$408,700
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$68,500
Assessed improvement
$340,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Heating
NONE
Buildings
1
Stories
2
Total area
3,372 SF
Lot
0.31 ac (13,504 SF)
Zoning code
VB
APN
WILL M:131.0 B:0104
UPID
US38-0232158
Jurisdiction
WILLIAMSTOWN
Zoning & alternative use
VB · Williamstown, MA
Zoning VB · permitted uses
VB · Williamstown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$470,000
RETAIL STORES
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$440,000
COMMERCIAL (GENERAL)
Est. value
$420,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (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
1981
Heating
NONE
Stories
2
Buildings
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Pacelli Zepka Prop LLC
Entity
Mailing address
1136 MAIN ST, WILLIAMSTOWN, MA 01267-2636
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2021
$385,000
Pacelli Zepka Prop LLC
K&j Holdings LLC
Quit Claim Arm's Length For Ne States
$462,000 · Adams Bank & Trust
Sep 28, 2020
—
K&j Hldg LLC
—
Deed
related
$197,500 · Adams Bank & Trust
Oct 1, 2010
$350,000
K&j Holdings LLC
Redstone Prop INC
Grant Deed
$250,000 · South Adams Savings Bank
Apr 18, 2000
$480,000
Redstone Group INC
Watson Nt
Grant Deed
$435,000 · Williamstown Savings Bank
Dec 14, 1992
—
John R Watson JR.
—
Deed Of Trust
related
$250,000 · Multibank National Western Ma
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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