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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Retail properties & Spaces
4279 Church St Palmer, MA 01069
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1256098
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2016
Construction
FRAME
Total area
4,178 SF
Lot
0.23 ac (10,019 SF)
Zoning code
NB
APN
PALM M:80 B:78
UPID
US38-1256098
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$675k
Blend (final)
Blend
$670k
Owner & transaction history
Neal Patel · 11 yrs held
Neal Patel
since 2014
7 recorded transactions
Zoning & alternative use
NB · Palmer, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$525,000
+23.1%
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 Palmer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmer 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
RETAIL STORES
$425,000
Current use
AUTO REPAIR, GARAGE
$525,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$160 / 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
$9,735
Tax year 2024
Assessed value
$513,200
Assessed 2024
Previous assessed
$475,600
+7.9% YoY
Effective rate
1.90%
On assessed value
Assessed land
$80,800
Assessed improvement
$432,400
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2016
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
2
Bathrooms
3
Total area
4,178 SF
Lot
0.23 ac (10,019 SF)
Zoning code
NB
APN
PALM M:80 B:78
UPID
US38-1256098
Jurisdiction
PALMER
Zoning & alternative use
NB · Palmer, MA
Zoning NB · permitted uses
NB · Palmer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palmer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$425,000
AUTO REPAIR, GARAGE
Est. value
$525,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2016
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
2
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Neal Patel
Individual
Mailing address
421 WOLF SWAMP RD, LONGMEADOW, MA 01106-3222
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2014
—
Neal Patel
Neal INC
Quit Claim Deed
related
—
Mar 19, 2004
$1
Neal INC
Nehal INC
Grant Deed
related
—
Dec 2, 2003
$112,000
Nehal INC
Corcoran,michael
Grant Deed
—
Dec 2, 2003
—
Junction Variety
—
Deed Of Trust
related
$115,000 · Monson Savings Bank
Mar 17, 1998
—
Michael Corcoran
—
Deed Of Trust
related
$10,000 · Monson Savings Bank
Feb 14, 1997
$166,500
Michael Corcoran
Gouvin,kevin A
Grant Deed
$118,000 · Monson Savings Bank
Feb 14, 1997
—
Michael Corcoran
—
Deed Of Trust
related
$23,500 · Zenon Grzybowski
Mar 24, 1988
$115,000
Kevin A Gouvin
Anas,theodore M
Grant Deed
$135,000 · Ne Allbank For Savings
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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