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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Assisted living facilities
35 Holy Family Rd Holyoke, MA 01040-2701
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-1990225
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Construction
CONCRETE
Total area
61,085 SF
Lot
4.41 ac (192,100 SF)
Zoning code
R-1A
APN
HOLY M:0117 B:0000 L:19.1
UPID
US38-1990225
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
-
Mt St. Vincent Nursing Home Nursing Home
-
Mount Saint Vincent Care Center Nursing Home
-
MissionCare at Holyoke Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.14M
Owner & transaction history
Holyoke Realty Invs LLC · 1 yrs held
Holyoke Realty Invs LLC
since 2025
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
R-1A · Holyoke, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Classes of districts. For the purposes of this zoning ordinance, the City of Holyoke is hereby divided into the following districts: District Purpose RA Agriculture and single-family residence R1 Single-family residence R-1A Single-family residence R-2 Two-family residence RM-LD Low density multifamily RM-20 Multifamily residence (20 units/acre) RM-40 Multif…
Zone name
Single Family Residence
General category
RESIDENTIAL
Zone area
1,393.96 ac
Source
code of ordinances
Top alternative use upside
Commercial (general)
$2.7M
+51.5%
Medical building
$2.7M
+49.9%
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 Holyoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holyoke 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
$2,140,000
ML approach
$2,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,805,000
Current use
COMMERCIAL (GENERAL)
$2,735,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$2,705,000
Change: +50% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,710,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10% · vs last sale $2.00M (Apr 3 2025)
Last sale anchor
$2.00M
Apr 3 2025
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
$35 / 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
$96,656
Tax year 2024
Assessed value
$2,400,800
Assessed 2024
Previous assessed
$2,400,800
+0.0% YoY
Effective rate
4.03%
On assessed value
Assessed land
$437,200
Assessed improvement
$1,963,600
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1972
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
125
Rooms
67
Bathrooms
46
Total area
61,085 SF
Lot
4.41 ac (192,100 SF)
Zoning code
R-1A
APN
HOLY M:0117 B:0000 L:19.1
UPID
US38-1990225
Jurisdiction
HOLYOKE
Zoning & alternative use
R-1A · Holyoke, MAZoning R-1A · permitted uses
R-1A · Holyoke, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Classes of districts. For the purposes of this zoning ordinance, the City of Holyoke is hereby divided into the following districts: District Purpose RA Agriculture and single-family residence R1 Single-family residence R-1A Single-family residence R-2 Two-family residence RM-LD Low density multifamily RM-20 Multifamily residence (20 units/acre) RM-40 Multifamily residence (40 units/acre) RM-60 Multifamily residence (60 units/acre) DR Downt
Zone name
Single Family Residence
General category
RESIDENTIAL
Zone area
1,393.96 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
125
Rooms
67
Bathrooms
46
Lot
4.41 ac
Current owner
From public records · entity-resolved
Holyoke Realty Invs LLC
Entity
Free & Clear · 1 yrs held
Mailing address
35 HOLY FAMILY RD, HOLYOKE, MA 01040-2701
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
—
Holyoke Realty Invs LLC
—
Deed
related
$12,524,000 · Berkaida Commercial Mtg LLC
Apr 3, 2025
—
Holyoke Realty Invs LLC
Holyoke City Of
Deed
related
—
Feb 3, 2021
$2,000,000
Holyoke Rlty Invs LLC
Sisters Of Providence
Quit Claim Arm's Length For Ne States
$2,312,000 · Independent Bank
Dec 17, 2014
—
Sisters Of Providence
Sisters Of Providence INC
Quit Claim 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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