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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Hotels
303 Rannapo Rd, Sheffield, MA 01257-9619
Individually Owned
4-yr Hold
Free & Clear
Property ID
US38-1609224
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1880
Construction
STONE
Total area
4,806 SF
Lot
3.86 ac (167,967 SF)
Zoning code
R1
APN
SHEF M:011.0 B:0002 L:0001.0
UPID
US38-1609224
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
-
Howden Farm Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$370k
CAP Approach
CAP
$450k
Comparable Approach
Comparable
$614k
Blend (final)
Blend
$580k
Owner & transaction history
Howden Nt · 4 yrs held
Howden Nt
since 2022
2 recorded transactions
Zoning & alternative use
R1 · Sheffield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$690,000
+8.1%
Office building
$670,000
+5.1%
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 Sheffield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sheffield 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
$370,000
CAP Approach
CAP Return
Estimation
6%
$485,000
6.5%
$450,000
7%
$415,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$640,000
Current use
RETAIL STORES
$690,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$670,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$625,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$595,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$121 / 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
$10,345
Tax year 2024
Assessed value
$880,400
Assessed 2024
Previous assessed
$880,400
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$113,700
Assessed improvement
$766,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1880
Construction
STONE
Heating
STEAM
Cooling
YES
Buildings
2
Stories
3
Rooms
13
Bathrooms
6
Total area
4,806 SF
Lot
3.86 ac (167,967 SF)
Zoning code
R1
APN
SHEF M:011.0 B:0002 L:0001.0
UPID
US38-1609224
Jurisdiction
SHEFFIELD
Zoning & alternative use
R1 · Sheffield, MA
Zoning R1 · permitted uses
R1 · Sheffield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sheffield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$640,000
RETAIL STORES
Est. value
$690,000
OFFICE BUILDING
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$625,000
COMMERCIAL (GENERAL)
Est. value
$595,000
HOTEL/MOTEL Current
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1880
Construction
STONE
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
2
Rooms
13
Bathrooms
6
Lot
3.86 ac
Current owner
From public records · entity-resolved
Howden Nt
Individual
Free & Clear · 4 yrs held
Mailing address
303 RANNAPO RD, SHEFFIELD, MA 01257-9619
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
—
Howden Nt
Bruce M Howden
Deed
—
Sep 26, 2006
$90,000
Bruce M Howden
Howden,richard A
Grant Deed
related
—
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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