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Property profile & analytics
FOR LEASE
Showrooms
280 Moody St Ludlow, MA 01056-1244
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1565169
For Lease
1 / 2
Contact for pricing
280 Moody St, Ludlow, MA 01056-1244
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Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1987
Construction
STEEL FRAME
Total area
11,904 SF
Lot
2.3 ac (100,057 SF)
APN
LUDL M:3 B:10500 P:103
UPID
US38-1565169
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
-
Life Supply Corp Pharmacy
-
PosiGen Solar Energy Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.09M
Owner & transaction history
Mfb Realty LLC · 8 yrs held
Mfb Realty LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+53.4%
Auto repair, garage
$1.5M
+43.2%
Retail stores
$1.2M
+16.3%
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 Ludlow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ludlow 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)
$1,040,000
Current use
RESTAURANT
$1,595,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,490,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$1,210,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$1,080,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$91 / 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
$18,421
Tax year 2024
Assessed value
$1,018,300
Assessed 2024
Previous assessed
$928,700
+9.6% YoY
Effective rate
1.81%
On assessed value
Assessed land
$173,300
Assessed improvement
$845,000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
For Lease
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Rooms
15
Total area
11,904 SF
Lot
2.3 ac (100,057 SF)
APN
LUDL M:3 B:10500 P:103
UPID
US38-1565169
Jurisdiction
LUDLOW
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Rooms
15
Lot
2.3 ac
Current owner
From public records · entity-resolved
Mfb Realty LLC
Entity
Mailing address
280 MOODY ST, LUDLOW, MA 01056-1244
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2018
$850,000
Mfb Realty LLC
Mnl Management LLC
Quit Claim Arm's Length For Ne States
$484,000 · Td Bank NA
Nov 21, 2016
$800,000
Mnl Management LLC
Abro,charles K
Quit Claim Deed
—
May 14, 1999
$80,000
Charles K Abro
Gibb,donald C
Grant Deed
$80,000 · Zenon Grzybowski
Oct 31, 1996
$360,000
Charles K Abro
Ludlow Sb
Grant Deed
$292,000 · Bank Of Western Massachusetts
Oct 31, 1996
—
Charles K Abro
—
Deed Of Trust
related
$275,000 · Bank Of Western Massachusetts
Oct 24, 1989
—
East Coast Industries
—
Deed Of Trust
related
$90,000 · Ne Allbank For Svgs
Jun 22, 1988
—
East Coast Industries
—
Deed Of Trust
related
$103,000 · Ne Allbank For Svgs
Feb 12, 1988
—
East Coast Industries
—
Deed Of Trust
related
$520,000 · Ne Allbank For Savings
Feb 27, 1987
$56,972
East Coast Industries
Westover Metro
Grant Deed
$50,000 · Ne Allbank For Savings
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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