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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Office buildings
40 Bobala Rd, Holyoke, MA 01040-9632
Individually Owned
31-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0420056
Property summary
AI-generated overview
Ingleside Professional Center presents a unique opportunity for businesses seeking versatile office space in a prime Hampden County location. This well-maintained, three-story building totaling 25,408 square feet offers a variety of configurations suitable for traditional, executive, medical, or creative office uses. Built in 1995, the single building features ample, well-lit parking, catering to the needs of tenants and their clients. Its strategic location provides convenient access to the I-90 (Mass Pike) and I-91 interchange, ensuring seamless commutes for employees and easy access for clients. The property benefits from a quiet, professional atmosphere, ideal for fostering productivity. Furthermore, its proximity to the Holyoke Mall and other local and national businesses enhances its appeal and provides employees with convenient access to a range of amenities. The property is zoned IP and offers multiple tenancy options. This is an exceptional opportunity to establish or expand your business in a thriving commercial area. Contact us today to learn more about leasing opportunities.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Construction
STEEL FRAME
Total area
25,408 SF
Lot
5.18 ac (225,606 SF)
Zoning code
IP
APN
HOLY M:0176 B:0000 L:35
UPID
US38-0420056
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
-
Phillip B. Prather, LICSW Counselor Social Worker
-
BHN Mt. Tom Center Counselor
-
BHN Crisis Stabilization Crisis Center Medical Clinic
-
BHN Social Service Agency Charitable Organization
-
Kathleen Fahey, LCSW Counselor Social Worker
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.67M
Owner & transaction history
South Hadley RT · 31 yrs held
South Hadley RT
since 1995
5 recorded transactions
Zoning & alternative use
IP · Holyoke, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.6M
+77.5%
Commercial (general)
$1.8M
+23.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,455,000
Current use
RETAIL STORES
$2,585,000
Change: +78% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,790,000
Change: +23% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,425,000
Change: -2% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,300,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±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
$80,500
Tax year 2024
Assessed value
$1,999,500
Assessed 2024
Previous assessed
$1,999,500
+0.0% YoY
Effective rate
4.03%
On assessed value
Assessed land
$523,300
Assessed improvement
$1,476,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
7
Total area
25,408 SF
Lot
5.18 ac (225,606 SF)
Zoning code
IP
APN
HOLY M:0176 B:0000 L:35
UPID
US38-0420056
Jurisdiction
HOLYOKE
Zoning & alternative use
IP · Holyoke, MA
Zoning IP · permitted uses
IP · 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
OFFICE BUILDING Current
Est. value
$1.5M
RETAIL STORES
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.3M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
7
Lot
5.18 ac
Current owner
From public records · entity-resolved
South Hadley RT
Individual
Mailing address
248 OLD LYMAN RD, SOUTH HADLEY, MA 01075-2653
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1995
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2022
—
Shr T
—
Deed
related
$1,000,000 · New Valley Bank & Trust
Oct 24, 2018
—
T Shr
—
Deed
related
$961,000 · United Bk
Nov 23, 1999
—
S Hadley RT
—
Deed Of Trust
related
$2,255,000 · Wylie C Hubbard
Feb 15, 1995
$130,000
South Hadley RT
Signature Dev Corp
Grant Deed
$97,500 · Wylie C Hubbard
—
—
T Shr
—
Deed Of Trust
related
$961,000 · United Bk
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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