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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Investment properties
177 Ww St, West Hatfield, MA 01088-9539
Entity Owned
3-yr Hold
Property ID
US38-0712900
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Total area
12,685 SF
Lot
1.07 ac (46,744 SF)
Zoning code
B
APN
HATF M:0216 B:0068 L:0
UPID
US38-0712900
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
$1.72M
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.40M
Owner & transaction history
Union West LLC · 3 yrs held
Union West LLC
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
B · West Hatfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.0M
+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 West Hatfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hatfield 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
$1,780,000
ML approach
$1,715,000
CAP Approach
CAP Return
Estimation
6%
$2,025,000
6.5%
$1,870,000
7%
$1,735,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,830,000
Current use
RETAIL STORES
$1,975,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.25M (Aug 12 2022)
Last sale anchor
$1.25M
Aug 12 2022
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
$110 / 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
$11,979
Tax year 2024
Assessed value
$782,400
Assessed 2024
Previous assessed
$782,400
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$103,700
Assessed improvement
$678,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Heating
NONE
Buildings
2
Units
8
Total area
12,685 SF
Lot
1.07 ac (46,744 SF)
Zoning code
B
APN
HATF M:0216 B:0068 L:0
UPID
US38-0712900
Jurisdiction
HATFIELD
Zoning & alternative use
B · West Hatfield, MA
Zoning B · permitted uses
B · West Hatfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hatfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
Heating
NONE
Buildings
2
Units
8
Lot
1.07 ac
Current owner
From public records · entity-resolved
Union West LLC
Entity
Mailing address
PO BOX 36337, CHARLOTTE, NC 28236-6337
Ownership since
2022
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
Aug 12, 2022
$1,250,000
Union West LLC
Stephen C Robinson
Quit Claim Arm's Length For Ne States
$2,493,750 · Greenfield Cooperative Bank
Apr 23, 2012
—
Stephen C Robinson
—
Deed Of Trust
related
$25,000 · Easthampton Savings Bank
Mar 8, 2011
—
Stephen C Robinson
—
Deed Of Trust
related
$500,000 · Easthampton Savings Bank
Apr 6, 2010
$500,000
Stephen C Robinson
Archambault,gerald R JR
Grant Deed
$400,000 · Easthampton Savings Bank
Apr 6, 2010
—
Stephen C Robinson
—
Deed Of Trust
related
$50,000 · Gerald Archambault JR
May 27, 2004
—
Gerald R Archambault JR.
—
Deed Of Trust
related
$200,000 · Bank Of Western Massachusetts
Apr 3, 1998
—
Gerald R Achambault JR.
—
Deed Of Trust
related
$174,500 · Bank Of Western Massachusetts
Mar 30, 1992
—
Gerald R Archambault
—
Deed Of Trust
related
$213,000 · Northampton Coop Bank
Jul 30, 1991
—
Gerald Archambault JR.
—
Deed Of Trust
related
$40,000 · Northampton Coop Bank
May 28, 1991
—
Gerald Archambault JR.
—
Deed Of Trust
related
$30,000 · Northampton Coop 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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