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Property profile & analytics
OFF-MARKET
Investment properties
281 Granby Rd, South Hadley, MA 01075-2227
Individually Owned
20-yr Hold
Property ID
US38-1069717
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
1,696 SF
Lot
0.35 ac (15,272 SF)
Zoning code
RA2
APN
SHAD M:0015 B:0085 L:0000
UPID
US38-1069717
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
Jennifer A Hylemon · 20 yrs held
Jennifer A Hylemon
since 2006
6 recorded transactions
Zoning & alternative use
RA2 · South Hadley, 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 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
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
$3,193
Tax year 2024
Assessed value
$191,800
Assessed 2024
Previous assessed
$175,200
+9.5% YoY
Effective rate
1.66%
On assessed value
Assessed land
$62,200
Assessed improvement
$129,600
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
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Bathrooms
2
Total area
1,696 SF
Lot
0.35 ac (15,272 SF)
Zoning code
RA2
APN
SHAD M:0015 B:0085 L:0000
UPID
US38-1069717
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
RA2 · South Hadley, MA
Zoning RA2 · permitted uses
RA2 · 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.
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Bathrooms
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
Jennifer A Hylemon
Individual
Mailing address
281 GRANBY RD, SOUTH HADLEY, MA 01075-2227
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2006
—
Jennifer A Hylemon
—
Deed Of Trust
related
$30,000 · Easthampton Savings Bank
Sep 12, 1997
—
Jennifer A Hylemon
—
Deed Of Trust
related
$10,000 · Springfield Inst For Saving
Apr 19, 1996
—
Jennifer A Hylemon
—
Deed Of Trust
related
$107,000 · Springfield Inst For Saving
May 10, 1991
—
Michael D Hylemon
—
Deed Of Trust
related
$112,500 · Peoples Bk Holyoke
Jun 4, 1990
—
Michael D Hylemon
—
Deed Of Trust
related
$112,500 · Peoples Bk Holyoke
Aug 29, 1989
—
Michael D Hylemon
—
Deed Of Trust
related
$20,000 · Bank Of New Eng, West
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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