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Property profile & analytics
OFF-MARKET
Office buildings
2022 Boston Rd, Wilbraham, MA 01095-1102
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-0379528
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,280 SF
Lot
0.84 ac (36,665 SF)
Zoning code
GB
APN
WILB M:1150 B:46 L:335
UPID
US38-0379528
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
-
Law Office of John F. Soja, P.C. Law Firm
-
Soja John F Law Firm
-
Soja Law Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Kat Real Estate LLC · 1 yrs held
Kat Real Estate LLC
since 2025
7 recorded transactions
Zoning & alternative use
GB · Wilbraham, 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 Wilbraham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilbraham 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,574
Tax year 2024
Assessed value
$409,400
Assessed 2024
Previous assessed
$409,400
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$255,700
Assessed improvement
$153,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
1,280 SF
Lot
0.84 ac (36,665 SF)
Zoning code
GB
APN
WILB M:1150 B:46 L:335
UPID
US38-0379528
Jurisdiction
WILBRAHAM
Zoning & alternative use
GB · Wilbraham, MA
Zoning GB · permitted uses
GB · Wilbraham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wilbraham. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
Kat Real Estate LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2022 BOSTON RD, WILBRAHAM, MA 01095-1102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2025
$549,000
Kat Real Estate LLC
2022 Boston Road LLC
Deed
—
Sep 29, 2017
—
2022 Boston Road LLC
2022 Boston Road LLC
Quit Claim Deed
related
—
Jan 9, 2012
—
2022 Boston Road LLC
—
Deed Of Trust
related
$100,000 · Peoples Bank
Nov 2, 2007
$1
2022 Boston Road LLC
Soja,john F
Grant Deed
—
Jul 10, 2006
$30,000
Laurence D Landry
Soja,john F
Grant Deed
—
Aug 11, 1994
—
John F Soja
—
Deed Of Trust
related
$100,000 · Bank Of Western Massachusetts
Apr 9, 1991
—
John F Soja
—
Deed Of Trust
related
$635,000 · Bank Of New England West
Aug 29, 1990
—
John F Soja
—
Deed Of Trust
related
$40,000 · Heritage/nis Bkforsvg
Feb 17, 1987
—
John F Soja
—
Deed Of Trust
related
$120,000 · Community 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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