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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Investment properties
28 Main St, South Hadley, MA 01075-2707
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1000959
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1896
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,642 SF
Lot
0.07 ac (3,200 SF)
Zoning code
BB
APN
SHAD M:0005C B:0010 L:0000
UPID
US38-1000959
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
$740k
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$459k
Blend (final)
Blend
$570k
Owner & transaction history
Sh Properties LLC · 4 yrs held
Sh Properties LLC
since 2022
Last sale
$560,000
1 recorded transaction
Zoning & alternative use
BB · South Hadley, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$695,000
+32.8%
Retail stores
$565,000
+8.1%
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 South Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hadley 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
$800,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
$580,000
6.5%
$535,000
7%
$500,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$525,000
Current use
OFFICE BUILDING
$695,000
Change: +33% · Conversion: Easy
RETAIL STORES
$565,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $560k (Apr 29 2022)
Last sale anchor
$560k
Apr 29 2022
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
$157 / 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
$4,789
Tax year 2024
Assessed value
$287,600
Assessed 2024
Previous assessed
$261,700
+9.9% YoY
Effective rate
1.67%
On assessed value
Assessed land
$39,200
Assessed improvement
$248,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1896
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
3,642 SF
Lot
0.07 ac (3,200 SF)
Zoning code
BB
APN
SHAD M:0005C B:0010 L:0000
UPID
US38-1000959
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
BB · South Hadley, MA
Zoning BB · permitted uses
BB · South Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Hadley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$525,000
OFFICE BUILDING
Est. value
$695,000
RETAIL STORES
Est. value
$565,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1896
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Sh Properties LLC
Entity
Mailing address
308 MAIN ST, SPRINGFIELD, MA 01105
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2022
$560,000
Sh Properties LLC
Bruce H Perron
Quit Claim Arm's Length For Ne States
$300,000 · Peter L Knox
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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