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Property profile & analytics
OFF-MARKET
Estimated value
$8,055,000
Grocery and convenience stores
40 George Hannum St, Belchertown, MA 01007-9158
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-0695218
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2002
Construction
CONCRETE
Total area
57,801 SF
Lot
8.73 ac (380,279 SF)
Zoning code
GB2
APN
BELC M:238 L:15
UPID
US38-0695218
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
$8.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.40M
Blend (final)
Blend
$8.06M
Owner & transaction history
Mdc Coast 25 LLC · 4 yrs held
Mdc Coast 25 LLC
since 2021
Last sale
$7.5M
3 recorded transactions
Zoning & alternative use
GB2 · Belchertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.1M
+22.9%
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 Belchertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Belchertown 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
$8,940,000
ML approach
$8,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$9,005,000
Current use
OFFICE BUILDING
$11,065,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,330,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$8.06M
Range $7.25M – $8.86M · ±10% · vs last sale $7.50M (Dec 28 2021)
Last sale anchor
$7.50M
Dec 28 2021
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
$139 / 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
$115,611
Tax year 2024
Assessed value
$7,546,400
Assessed 2024
Previous assessed
$7,546,400
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$504,700
Assessed improvement
$7,041,700
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2002
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
57,801 SF
Lot
8.73 ac (380,279 SF)
Zoning code
GB2
APN
BELC M:238 L:15
UPID
US38-0695218
Jurisdiction
BELCHERTOWN
Zoning & alternative use
GB2 · Belchertown, MA
Zoning GB2 · permitted uses
GB2 · Belchertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Belchertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$9.0M
OFFICE BUILDING
Est. value
$11.1M
COMMERCIAL (GENERAL)
Est. value
$8.3M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2002
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
8.73 ac
Current owner
From public records · entity-resolved
Mdc Coast 25 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$7,500,000
Mdc Coast 25 LLC
Marc Belchertown LLC
Warranty Deed
—
Nov 20, 2013
—
Marc Belchertown LLC
—
Deed Of Trust
related
$1 · Wells Fargo Mortgage
Nov 24, 2003
$10,175,000
Marc Belchertown LLC
Belchertown Dev LLC
Grant Deed
related
$7,980,000 · Zuckerman Family Nomi
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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