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Property profile & analytics
OFF-MARKET
Estimated value
$3,460,000
Investment properties
417 Ww St Amherst, MA 01002-6209
Entity Owned
9-yr Hold
Property ID
US38-1806859
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1998
Construction
FRAME
Total area
17,193 SF
Lot
2.77 ac (120,661 SF)
APN
AMHE M:0019D B:0000 L:0002
UPID
US38-1806859
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
-
Pioneer Cleaning Cleaning Service Upholstery Cleaning Service
-
Maloney-Nelson PC Accounting Firm
-
The Acupuncture Works Medical Clinic Alternative Medicine Practice
-
Law and Mediation Office of Oran Kaufman/Amherst Mediation Services Law Firm
-
Szumowski Law PC Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.54M
Comparable Approach
Comparable
$4.28M
Blend (final)
Blend
$3.46M
Owner & transaction history
Amherst Office Park LLC · 9 yrs held
Amherst Office Park LLC
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+10.0%
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 Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amherst 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%
$2,745,000
6.5%
$2,535,000
7%
$2,355,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,990,000
Current use
OFFICE BUILDING
$3,290,000
Change: +10% · Conversion: Easy
RETAIL STORES
$2,680,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.46M
Range $3.11M – $3.81M · ±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
$201 / 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
$94,542
Tax year 2024
Assessed value
$5,107,600
Assessed 2024
Previous assessed
$4,851,600
+5.3% YoY
Effective rate
1.85%
On assessed value
Assessed land
$376,900
Assessed improvement
$4,730,700
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
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
5
Total area
17,193 SF
Lot
2.77 ac (120,661 SF)
APN
AMHE M:0019D B:0000 L:0002
UPID
US38-1806859
Jurisdiction
AMHERST
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
COMMERCIAL (GENERAL) Current
Est. value
$3.0M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
5
Lot
2.77 ac
Current owner
From public records · entity-resolved
Amherst Office Park LLC
Entity
Mailing address
441 WW ST, AMHERST, MA 01002-2997
Ownership since
2017
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
Mar 31, 2017
—
Amherst Office Park LLC
Brennan,laura D
Quit Claim Deed
related
—
Sep 10, 2013
—
Donald A Laverdiere
—
Deed Of Trust
related
$3,500,000 · Florence Savings Bank
Dec 31, 2012
$1
Lauria D Brennan
Laverdiere,donald A
Grant Deed
related
—
Jun 8, 1993
$150,000
Donald A Leverdiere
Harvey,nadine R
Grant Deed
$10,000 · Greenfield Savings Bank
May 4, 1992
$107,000
Jeanette A Ellsworth
Leverdiere,ronald J
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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