New search
Property profile & analytics
OFF-MARKET
Office buildings
22 Amherst Rd, Pelham, MA 01002-9745
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1231253
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1880
Construction
FRAME
Total area
5,108 SF
Lot
2.64 ac (114,824 SF)
APN
PELH M:003 B:00000 L:00300
UPID
US38-1231253
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Better Homes Prop LLC · 1 yrs held
Better Homes Prop LLC
since 2024
Last sale
$425,000
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 Pelham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pelham 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
$9,790
Tax year 2024
Assessed value
$558,800
Assessed 2024
Previous assessed
$558,800
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$142,500
Assessed improvement
$416,300
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
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
12
Total area
5,108 SF
Lot
2.64 ac (114,824 SF)
APN
PELH M:003 B:00000 L:00300
UPID
US38-1231253
Jurisdiction
PELHAM
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
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
12
Lot
2.64 ac
Current owner
From public records · entity-resolved
Better Homes Prop LLC
Entity
Mailing address
22 AMHERST RD, PELHAM, MA 01002-9745
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2024
—
Better Homes Prop LLC
Amethyst Brook Apt LLC
Correction Deed
related
—
Oct 13, 2023
—
Amethyst Brk Apt LLC
—
Deed
related
$5,031,688 · Home City Development
Oct 2, 2023
—
Better Homes Prop LLC
Amethyst Brook Apt LLC
Quit Claim Deed
related
—
Nov 18, 2019
—
Amethyst Brook Apartments
—
Deed
related
$400,000 · Community Economic Development
Dec 6, 2018
$425,000
Amethyst Brook Apts
Carkhuff,robert R & Bernice R
Warranty Deed
$382,500 · Life Ins Cmnty Inv Inititative
May 23, 2006
—
Bernice R Carkhuff
—
Deed Of Trust
related
$480,000 · Southbridge Savings Bank
Sep 2, 1998
—
Bernice R Carkhuff
—
Deed Of Trust
related
$300,000 · Springfield Inst For Saving
May 22, 1995
—
Bernice R Carkhuff
—
Deed Of Trust
related
$400,000 · Springfield Inst For Saving
Apr 17, 1990
—
Robert R Carkhuff
—
Deed Of Trust
related
$250,000 · Shawmutbk Hampshrcnty
Jun 30, 1987
$60,000
C&c Contractors INC
Carkhuff,robert R
Grant Deed
$54,000 · Shawmut Bank Hampshire
Apr 2, 1987
$65,000
C & C Contractors INC
Carkhuff,robert R
Grant Deed
$210,000 · Shawmut Bank Hampshire
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 22 Amherst Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
