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Property profile & analytics
FOR LEASE
Retail properties & Spaces
31 Campus Plaza Rd, Hadley, MA 01035
Entity Owned
~
Est. High Equity
Property ID
US38-0518957
For Lease
1 / 4
$20 SF/Yr
31 Campus Plaza Rd, Hadley, MA 01035
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Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1990
Construction
STEEL FRAME
Total area
8,928 SF
Lot
1.02 ac (44,431 SF)
Zoning code
B
APN
HADL M:0010D B:0018 L:0001
UPID
US38-0518957
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
$415k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$444k
Blend (final)
Blend
$585k
Owner & transaction history
Abrr Enterprises LLC
Abrr Enterprises LLC
since 2025
6 recorded transactions
Zoning & alternative use
B · 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 Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
by Request
ML approach
$415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$66 / 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
$10,414
Tax year 2024
Assessed value
$914,300
Assessed 2024
Previous assessed
$914,300
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$346,200
Assessed improvement
$568,100
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
For Lease
Year built
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Bathrooms
4
Total area
8,928 SF
Lot
1.02 ac (44,431 SF)
Zoning code
B
APN
HADL M:0010D B:0018 L:0001
UPID
US38-0518957
Jurisdiction
HADLEY
Zoning & alternative use
B · Hadley, MA
Zoning B · permitted uses
B · Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hadley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Bathrooms
4
Lot
1.02 ac
Current owner
From public records · entity-resolved
Abrr Enterprises LLC
Entity
Mailing address
31 CAMPUS PLZ RD, HADLEY, MA 01035-9534
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Sep 18, 2025
$1,200,000
Abrr Enterprises LLC
Gleason Masonic LLC
Deed
$960,000 · Greenfield Savings Bank
Apr 30, 2025
$1,426,000
Gleason Masonic LLC
Chamisa Corp
Deed
$3,680,000 · Greenfield Savings Bank
May 7, 2012
—
Chamisa Corp
—
Deed Of Trust
related
$400,000 · Greenfield Savings Bank
Feb 9, 2012
—
Chamisa Corp
—
Deed Of Trust
related
$2,200,000 · Greenfield Savings Bank
Feb 12, 2007
—
Chamisa Corp
—
Deed Of Trust
related
$500,000 · Peoples Bank Holyoke
Apr 2, 2004
—
Chamisa Corp
—
Grant Deed
related
$1,400,000 · Peoples Bank Holyoke
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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