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Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Manufacturing properties
33 Airport Rd Westfield, MA 01085-1357
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0729364
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1985
Construction
STEEL FRAME
Total area
24,664 SF
Lot
4.66 ac (202,990 SF)
APN
WFLD M:57-R L:31
UPID
US38-0729364
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
$2.03M
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.48M
Owner & transaction history
Dr Beach Street LLC · 8 yrs held
Dr Beach Street LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+63.4%
Commercial (general)
$2.1M
+49.1%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,195,000
6.5%
$2,025,000
7%
$1,880,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,385,000
Current use
OFFICE BUILDING
$2,260,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,065,000
Change: +49% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,260,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±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
$60 / 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
$45,032
Tax year 2024
Assessed value
$1,434,600
Assessed 2024
Previous assessed
$1,258,400
+14.0% YoY
Effective rate
3.14%
On assessed value
Assessed land
$162,100
Assessed improvement
$1,272,500
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
24,664 SF
Lot
4.66 ac (202,990 SF)
APN
WFLD M:57-R L:31
UPID
US38-0729364
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
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
4.66 ac
Current owner
From public records · entity-resolved
Dr Beach Street LLC
Entity
Mailing address
85 FELT RD STE #504, SOUTH WINDSOR, CT 06074-3871
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2018
$1,250,000
Dr Beach Street LLC
Donald A Carignan
Quit Claim Arm's Length For Ne States
$1,062,500 · Berkshire Bank
Nov 26, 2008
$1
Donald A Carignan
Carignan,donald A
Grant Deed
related
—
May 8, 1998
—
Donald A Carignan
—
Deed Of Trust
related
$350,000 · Springfield Inst For Saving
Sep 26, 1994
—
Donald A Carignan
—
Deed Of Trust
related
$150,000 · Baybank
Oct 1, 1992
—
Donald A Carignan
—
Deed Of Trust
related
$600,000 · Park West Bank
Apr 10, 1992
—
Donald A Carignan
—
Deed Of Trust
related
$250,000 · Park West Bank
Oct 11, 1991
—
Donald A Carignan
—
Deed Of Trust
related
$150,000 · Park West Bank
Sep 18, 1989
—
Donald A Carignan
—
Deed Of Trust
related
$500,000 · Park West Bank
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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