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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Retail space
21 Columbia St, Adams, MA 01220-1315
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1764407
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
10,258 SF
Lot
1.8 ac (78,408 SF)
Zoning code
B2
APN
ADAM M:1120 B:0000 L:00100
UPID
US38-1764407
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
-
Walgreens Cosmetic Store
-
Walgreens Pharmacy Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.91M
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$1.90M
Owner & transaction history
Arc Raadmma 1 LLC · 12 yrs held
Arc Raadmma 1 LLC
since 2013
6 recorded transactions
Zoning & alternative use
B2 · Adams, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+36.0%
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 Adams submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Adams 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,065,000
6.5%
$1,905,000
7%
$1,770,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,475,000
Current use
RESTAURANT
$2,005,000
Change: +36% · Conversion: Easy
OFFICE BUILDING
$1,430,000
Change: -3% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,335,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±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
$185 / 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
$36,321
Tax year 2024
Assessed value
$1,499,000
Assessed 2024
Previous assessed
$1,499,000
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$109,000
Assessed improvement
$1,390,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Total area
10,258 SF
Lot
1.8 ac (78,408 SF)
Zoning code
B2
APN
ADAM M:1120 B:0000 L:00100
UPID
US38-1764407
Jurisdiction
ADAMS
Zoning & alternative use
B2 · Adams, MA
Zoning B2 · permitted uses
B2 · Adams, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Adams. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
Cooling
Yes
Buildings
2
Lot
1.8 ac
Current owner
From public records · entity-resolved
Arc Raadmma 1 LLC
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2013
$1,781,900
Arc Raadmma 1 LLC
Carroll,james J & Mary A
Warranty Deed
—
Aug 2, 2011
$1,600,000
James J Carroll
Sovereign Ra 2 LLC
Grant Deed
$1,280,000 · Hoosac Bank
Jun 9, 2008
$1,790,000
Sovereign Ra LLC
Pjc Realty Ma INC
Grant Deed
$80,630,000 · Wells Fargo Mortgage
Aug 10, 2004
—
Pjc Realty Ma INC
—
Grant Deed
related
$200,000,000 · Deutsche Bank
Jun 30, 2003
$1
Pjc Realty Ma INC
Pjc Realty Co INC
Grant Deed
related
—
Nov 1, 1994
$458,500
Pjc Rlty Co INC
Brooks Drug INC
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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