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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Office buildings
40 Westover Rd, Ludlow, MA 01056-1200
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1027455
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
STEEL FRAME
Total area
10,142 SF
Lot
3.55 ac (154,638 SF)
APN
LUDL M:3 B:17925 P:110
UPID
US38-1027455
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
-
Esko-Graphics Inc (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$981k
Blend (final)
Blend
$985k
Owner & transaction history
Ca Re Hldg LLC · 4 yrs held
Ca Re Hldg LLC
since 2021
Last sale
$995,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+47.5%
Auto repair, garage
$1.3M
+37.7%
Retail stores
$1.0M
+11.9%
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 Ludlow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ludlow 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
$975,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$920,000
Current use
RESTAURANT
$1,360,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,270,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$1,030,000
Change: +12% · Conversion: Moderate
COMMERCIAL (GENERAL)
$885,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $995k (Dec 30 2021)
Last sale anchor
$995k
Dec 30 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
$97 / 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
$20,773
Tax year 2024
Assessed value
$1,148,300
Assessed 2024
Previous assessed
$1,056,200
+8.7% YoY
Effective rate
1.81%
On assessed value
Assessed land
$151,500
Assessed improvement
$996,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1992
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Rooms
14
Total area
10,142 SF
Lot
3.55 ac (154,638 SF)
APN
LUDL M:3 B:17925 P:110
UPID
US38-1027455
Jurisdiction
LUDLOW
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$920,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$885,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1992
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Rooms
14
Lot
3.55 ac
Current owner
From public records · entity-resolved
Ca Re Hldg LLC
Entity
Mailing address
305 MOODY ST, LUDLOW, MA 01056-1246
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2022
—
Ca Re Hldg LLC
—
Deed
related
$750,000 · Country Bank
Dec 30, 2021
$995,000
Ca Re Hldg LLC
Laserpoint Partners
Quit Claim Arm's Length For Ne States
—
Mar 31, 2006
$343,850
Simon A R James
Manchem LLC
Grant Deed
—
Dec 6, 1991
—
Manchem LP
—
Deed Of Trust
related
$600,000 · Peoples Bank Holyoke
Oct 24, 1991
$186,375
Manchem LP
Westover Metro Dev
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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