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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Retail space
44 Sewall St Ludlow, MA 01056-3420
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1457573
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
FRAME
Total area
15,513 SF
Lot
0.61 ac (26,400 SF)
Zoning code
BUS A
APN
LUDL M:14B B:13600 P:6 E:1
UPID
US38-1457573
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
-
Balance Staffing Employment Agency
-
St. Stephen Orthodox Church Church
-
Hair Haven Hair Salon
-
FT Custom Printing & Embroidery Apparel (Bike/Boat/Book/etc) Store
-
Esthetics by Diane at Hair Haven Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$805k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$878k
Blend (final)
Blend
$780k
Owner & transaction history
Nolimit Opportunity LLC · 4 yrs held
Nolimit Opportunity LLC
since 2021
Last sale
$795,000
7 recorded transactions
Zoning & alternative use
BUS A · Ludlow, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$780,000
ML approach
$805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $795k (Sep 30 2021)
Last sale anchor
$795k
Sep 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
$50 / 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
$15,990
Tax year 2024
Assessed value
$883,900
Assessed 2024
Previous assessed
$804,100
+9.9% YoY
Effective rate
1.81%
On assessed value
Assessed land
$164,300
Assessed improvement
$719,600
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
10
Total area
15,513 SF
Lot
0.61 ac (26,400 SF)
Zoning code
BUS A
APN
LUDL M:14B B:13600 P:6 E:1
UPID
US38-1457573
Jurisdiction
LUDLOW
Zoning & alternative use
BUS A · Ludlow, MAZoning BUS A · permitted uses
BUS A · Ludlow, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
10
Lot
0.61 ac
Current owner
From public records · entity-resolved
Nolimit Opportunity LLC
Entity
Mailing address
44 SEWALL ST, LUDLOW, MA 01056-3420
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2021
$795,000
Nolimit Opportunity LLC
Richard F Kelleher
Quit Claim Arm's Length For Ne States
$765,853 · Richard F Kelleher
May 22, 2012
—
Richard F Kelleher
—
Deed Of Trust
related
$152,000 · Freedom Cu
Dec 30, 2003
—
Barbara J Kelleher
—
Deed Of Trust
related
$247,400 · David J Dorval
Nov 15, 2001
—
Suburban RT
—
Deed Of Trust
related
$314,000 · Bank Of Western Massachusetts
Jun 13, 1997
$165,000
Richard F Kelleher
Ludlow Sb
Grant Deed
$150,000 · Bank Of Western Massachusetts
Apr 4, 1996
$307,000
Ludlow Sb
Whitney Inv Corp
Grant Deed
—
Jun 8, 1987
—
Whitney Invest Corp
—
Deed Of Trust
related
$560,000 · Ne Allbank For Svgs
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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