New search
Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Investment properties
445 Ww St 463, Amherst, MA 01002-2957
Entity Owned
9-yr Hold
Free & Clear
Property ID
US38-0519165
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Construction
FRAME
Total area
3,603 SF
Lot
2.58 ac (112,385 SF)
APN
AMHE M:0019D B:0000 L:0003
UPID
US38-0519165
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
$625k
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$896k
Blend (final)
Blend
$700k
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
$690,000
+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
$625,000
CAP Approach
CAP Return
Estimation
6%
$575,000
6.5%
$530,000
7%
$495,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$625,000
Current use
OFFICE BUILDING
$690,000
Change: +10% · Conversion: Easy
RETAIL STORES
$560,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$194 / 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
$52,942
Tax year 2024
Assessed value
$2,860,200
Assessed 2024
Previous assessed
$2,798,200
+2.2% YoY
Effective rate
1.85%
On assessed value
Assessed land
$278,900
Assessed improvement
$2,581,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
1
Units
1
Total area
3,603 SF
Lot
2.58 ac (112,385 SF)
APN
AMHE M:0019D B:0000 L:0003
UPID
US38-0519165
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
$625,000
OFFICE BUILDING
Est. value
$690,000
RETAIL STORES
Est. value
$560,000
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Units
1
Lot
2.58 ac
Current owner
From public records · entity-resolved
Amherst Office Park LLC
Entity
Free & Clear · 9 yrs held
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
Laverdiere,donald A
Quit Claim Deed
related
—
Sep 10, 2013
—
Donald A Laverdiere
—
Deed Of Trust
related
$850,000 · Florence Savings Bank
Oct 22, 1997
—
Donald A Laverdiere
—
Deed Of Trust
related
$932,000 · Springfield Inst For Saving
Mar 9, 1990
—
Donald A Laverdiere
—
Deed Of Trust
related
$200,000 · Shawmut Bank Hampshire
Dec 29, 1988
—
Donald A Laverdiere
—
Deed Of Trust
related
$425,000 · Shawmut Bank Hampshire
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 445 Ww St, Unit 463?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
