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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Retail space
278 Main St, Greenfield, MA 01301-3264
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1385145
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1905
Construction
FRAME
Total area
36,616 SF
Lot
0.27 ac (11,844 SF)
Zoning code
CC
APN
GREE M:0051 B:0050 L:0
UPID
US38-1385145
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
-
Casimira Hypnotherapy & Soul Alternative Medicine Practice
-
Bonnie L. Atkins, LICSW Foster Care Service Social Service Agency
-
Tony Downer Photography Photography Service (Bike/Boat/Book/etc) Store
-
Ambient Film Production Film Production Television Studio
-
Tapestry- Sexual & Reproductive Health Clinic Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.47M
Owner & transaction history
278-302 Main Street Ll · 9 yrs held
278-302 Main Street Ll
since 2016
5 recorded transactions
Zoning & alternative use
CC · Greenfield, 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 Greenfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenfield 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
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±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
$40 / 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
$35,605
Tax year 2024
Assessed value
$1,746,200
Assessed 2024
Previous assessed
$1,587,500
+10.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$118,400
Assessed improvement
$1,627,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1905
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
4
Bathrooms
12
Total area
36,616 SF
Lot
0.27 ac (11,844 SF)
Zoning code
CC
APN
GREE M:0051 B:0050 L:0
UPID
US38-1385145
Jurisdiction
GREENFIELD
Zoning & alternative use
CC · Greenfield, MA
Zoning CC · permitted uses
CC · Greenfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Greenfield. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1905
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
4
Buildings
1
Bathrooms
12
Lot
0.27 ac
Current owner
From public records · entity-resolved
278-302 Main Street Ll
Individual
Mailing address
PO BOX 1249, HOLYOKE, MA 01041-1249
Ownership since
2016
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
Aug 26, 2021
—
278-302 Main St
—
Deed
related
$1,800,000 · Monson Savings Bank
Sep 6, 2016
$2,175,000
278-302 Main Street Ll
Pdv INC
Quit Claim Arm's Length For Ne States
$1,740,000 · Monson Savings Bank
Jul 8, 2004
—
Pdv INC
—
Deed Of Trust
related
$775,000 · Greenfield Savings Bank
Feb 2, 2001
—
Pdv INC
—
Deed Of Trust
related
$17,307 · Charles Saunders Assc
Feb 28, 1990
—
Pdv INC
—
Deed Of Trust
related
$75,000 · Vanguard Svgs Bk
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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