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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Investment properties
393 Main St 399 Holyoke, MA 01040-5607
Entity Owned
3-yr Hold
Property ID
US38-1727317
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1905
Construction
FRAME
Total area
15,500 SF
Lot
0.13 ac (5,502 SF)
Zoning code
BH
APN
HOLY M:0028 B:0006 L:15
UPID
US38-1727317
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
$1.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
Gap Apt Holyoke LLC · 3 yrs held
Gap Apt Holyoke LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
BH · Holyoke, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+90.5%
Auto repair, garage
$1.9M
+77.7%
Retail stores
$1.6M
+44.4%
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
$1,485,000
ML approach
$1,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,090,000
Current use
RESTAURANT
$2,080,000
Change: +90% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,940,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$1,575,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$890,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.44M
Range $1.30M – $1.58M · ±10% · vs last sale $1.40M (Nov 4 2022)
Last sale anchor
$1.40M
Nov 4 2022
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
$93 / 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
Assessed value
$332,700
Assessed 2024
Previous assessed
$332,700
+0.0% YoY
Assessed land
$120,000
Assessed improvement
$212,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1905
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
4
Units
15
Rooms
56
Bathrooms
16
Total area
15,500 SF
Lot
0.13 ac (5,502 SF)
Zoning code
BH
APN
HOLY M:0028 B:0006 L:15
UPID
US38-1727317
Jurisdiction
HOLYOKE
Zoning & alternative use
BH · Holyoke, MA
Zoning BH · permitted uses
BH · Holyoke, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holyoke. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING
Est. value
$890,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1905
Construction
FRAME
Heating
SPACE
Stories
4
Buildings
1
Units
15
Rooms
56
Bathrooms
16
Lot
0.13 ac
Current owner
From public records · entity-resolved
Gap Apt Holyoke LLC
Entity
Mailing address
342 20TH ST, BROOKLYN, NY 11215-6404
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2023
—
Gap Apt Holyoke LLC
—
Deed
related
$1,120,000 · Hanscom FCU
Nov 4, 2022
$1,400,000
Gap Apt Holyoke LLC
Jjs Capital Inv LLC
Quit Claim Arm's Length For Ne States
—
Sep 28, 2018
—
Jjs Capital Investment
—
Deed
related
$800,000 · Westfield Bank
Feb 23, 2018
—
Jjs Capital Investment
Bayview Loan Servicing
Quit Claim Deed
related
—
Aug 14, 2017
$288,000
Bayview Loan Servicing
Bayview Loan Servicing|pierre-louis,ernst
Foreclosure
related
—
Jun 6, 2013
—
Ernst Pierre-louis
Pierre-louis,soledad
Quit Claim Deed
related
—
Feb 14, 2008
$1
Soledad Pierre-louis
Pierre-louis,ernst P
Grant Deed
related
—
Dec 31, 2007
$1
Louis Ft Pierre
Mendez,ediberto
Grant Deed
—
Jun 24, 2005
$1
Ernst Pierre-louis
Pierre-louis Family RT
Grant Deed
related
—
Jun 24, 2005
—
Ernst Pierre-louis
—
Deed Of Trust
related
$277,750 · Equity One INC
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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