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Property profile & analytics
OFF-MARKET
Estimated value
$10,750,000
Commercial real estate
229 Whiting Farms Rd 241 Holyoke, MA 01040-2839
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US38-1355065
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Construction
STEEL FRAME
Total area
139,546 SF
Lot
8.84 ac (385,070 SF)
Zoning code
IG
APN
HOLY M:0174 B:0000 L:13
UPID
US38-1355065
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
-
Fairfield Inn & Suites Springfield Holyoke Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.50M
Blend (final)
Blend
$10.75M
Owner & transaction history
66 Holyoke LLC · 19 yrs held
66 Holyoke LLC
since 2006
5 recorded transactions
Zoning & alternative use
IG · Holyoke, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$17.5M
+77.7%
Retail stores
$14.2M
+44.4%
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 Holyoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holyoke 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,830,000
Current use
AUTO REPAIR, GARAGE
$17,465,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$14,195,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$7,995,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$10.75M
Range $9.68M – $11.83M · ±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
$77 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$250,609
Tax year 2020
Assessed value
$6,763,800
Assessed 2024
Previous assessed
$6,761,700
+0.0% YoY
Effective rate
3.71%
On assessed value
Assessed land
$1,502,200
Assessed improvement
$5,261,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
4
Units
100
Rooms
21
Bathrooms
221
Total area
139,546 SF
Lot
8.84 ac (385,070 SF)
Zoning code
IG
APN
HOLY M:0174 B:0000 L:13
UPID
US38-1355065
Jurisdiction
HOLYOKE
Zoning & alternative use
IG · Holyoke, MA
Zoning IG · permitted uses
IG · Holyoke, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holyoke. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$17.5M
RETAIL STORES
Est. value
$14.2M
OFFICE BUILDING
Est. value
$8.0M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
4
Units
100
Rooms
21
Bathrooms
221
Lot
8.84 ac
Current owner
From public records · entity-resolved
66 Holyoke LLC
Entity
Mailing address
844 N KING ST, NORTHAMPTON, MA 01060-1127
Ownership since
2006
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
Dec 23, 2025
—
66 Holyoke LLC
—
Deed
related
$12,670,000 · Greenfield Savings Bank
Jan 18, 2012
—
66 Holyoke LLC
—
Deed Of Trust
related
$5,700,000 · Zions First National Bank
Oct 13, 2006
$5,300,000
66 Holyoke LLC
Gns Holyoke Re LLC
Grant Deed
$10,600,000 · Cw Capital
Aug 31, 1998
—
Gns Holyoke Re LLC
—
Deed Of Trust
related
$6,250,000 · Zions First National Bank
Apr 8, 1998
$950,000
Cracker Barrel Old Cnt
Holyoke Outparcel LLC
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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