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Property profile & analytics
OFF-MARKET
Retail space
38 3rd St, Turners Falls, MA 01376-1111
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-1379736
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1880
Construction
FRAME
Total area
900 SF
Lot
0.03 ac (1,176 SF)
Zoning code
CB
APN
MONT M:0004 B:0000 L:281
UPID
US38-1379736
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Patrick J Geary · 13 yrs held
Patrick J Geary
since 2013
6 recorded transactions
Zoning & alternative use
CB · Turners Falls, 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 Turners Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Turners Falls 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,978
Tax year 2024
Assessed value
$82,400
Assessed 2024
Previous assessed
$77,100
+6.9% YoY
Effective rate
2.40%
On assessed value
Assessed land
$15,800
Assessed improvement
$66,600
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
2
Units
2
Rooms
4
Bathrooms
1
Total area
900 SF
Lot
0.03 ac (1,176 SF)
Zoning code
CB
APN
MONT M:0004 B:0000 L:281
UPID
US38-1379736
Jurisdiction
MONTAGUE
Zoning & alternative use
CB · Turners Falls, MA
Zoning CB · permitted uses
CB · Turners Falls, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Turners Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1880
Construction
FRAME
Heating
SPACE
Stories
2
Buildings
1
Units
2
Rooms
4
Bathrooms
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Patrick J Geary
Individual
Mailing address
12 HIGH ST, COLRAIN, MA 01340-9789
Ownership since
2013
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
Feb 22, 2013
$68,000
Patrick J Geary
Santana-astacio,wigberto
Grant Deed
$54,400 · Greenfield Capital Bank
Dec 7, 2011
$1
David A Wiener
Wiener,david A
Grant Deed
related
—
Apr 29, 2003
—
David A Wiener
—
Deed Of Trust
related
$1,000 · Franklin Cty Reg House Auth
Feb 27, 2003
—
David A Wiener
—
Deed Of Trust
related
$17,004 · Franklin Cty Reg House Auth
Jun 15, 1999
$28,000
David A Wiener
Armen,ted
Grant Deed
$15,000 · Greenfield Capital Bank
Nov 22, 1995
$24,500
Ted Armen
Turners Falls RT
Grant Deed
—
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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