Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Turn key restaurants
29 School St Westfield, MA 01085-2807
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-0123455
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,460 SF
Lot
0.35 ac (15,100 SF)
APN
WFLD M:55 L:47
UPID
US38-0123455
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
$485k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$805k
Blend (final)
Blend
$785k
Owner & transaction history
Reed Hall Holding LLC · 17 yrs held
Reed Hall Holding LLC
since 2008
7 recorded transactions
Zoning & alternative use
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 Westfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westfield 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
$485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$43 / 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
$23,122
Tax year 2024
Assessed value
$736,600
Assessed 2024
Previous assessed
$651,800
+13.0% YoY
Effective rate
3.14%
On assessed value
Assessed land
$55,400
Assessed improvement
$681,200
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Total area
18,460 SF
Lot
0.35 ac (15,100 SF)
APN
WFLD M:55 L:47
UPID
US38-0123455
Jurisdiction
WESTFIELD
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Reed Hall Holding LLC
Entity
Mailing address
29 SCHOOL ST, WESTFIELD, MA 01085-2807
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Mar 1, 2024
—
Howie Realty LLC
—
Deed
related
$1,500,000 · Greenfield Savings Bank
Aug 22, 2019
—
Howie Realty LLC
—
Deed
related
$375,000 · Td Bank NA
Oct 15, 2008
$640,000
Reed Hall Holding LLC
29 School St Rlty Corp
Deed
$746,000 · Ups Capital Bus Cr
May 14, 1997
$122,500
29 School St Rlty Corp
Westfield Sb
Grant Deed
$98,000 · Westfield Bank Fsb
Mar 20, 1996
$233,190
Westfield Sb
Gutowski,richard G
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
—
Dec 16, 1992
—
Ricjard G Gutowski
—
Deed Of Trust
related
$20,000 · Westfield Bank Fsb
Jan 26, 1989
—
Richard G Gutowski
—
Deed Of Trust
related
$255,000 · Westfield Bank Fsb
Oct 26, 1987
—
Brian W Longey
—
Deed Of Trust
related
$55,000 · Westfield Bank Fsb
May 1, 1987
$262,500
Brian W Longey
Elizabeth Assoc LP
Grant Deed
$220,000 · Westfield Bank Fsb
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 29 School St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
