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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Manufacturing properties
450 Riv St Orange, MA 01364-1429
Entity Owned
~
Est. High Equity
Property ID
US38-1346912
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Construction
STEEL FRAME
Total area
16,000 SF
Lot
12.9 ac (561,779 SF)
Zoning code
C
APN
ORAN M:0235 B:0000 L:00011
UPID
US38-1346912
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
$1.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$825k
Owner & transaction history
Jgcamc LLC
Jgcamc LLC
since 2026
Last sale
$825,000
6 recorded transactions
Zoning & alternative use
C · Orange, 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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
$795,000
ML approach
$1,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,315,000
Current use
COMMERCIAL (GENERAL)
$1,235,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $825k (Aug 1 2022)
Last sale anchor
$825k
Aug 1 2022
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
$52 / 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
$16,769
Tax year 2024
Assessed value
$961,500
Assessed 2024
Previous assessed
$961,500
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$119,900
Assessed improvement
$841,600
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1978
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
6
Bathrooms
19
Total area
16,000 SF
Lot
12.9 ac (561,779 SF)
Zoning code
C
APN
ORAN M:0235 B:0000 L:00011
UPID
US38-1346912
Jurisdiction
ORANGE
Zoning & alternative use
C · Orange, MA
Zoning C · permitted uses
C · Orange, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
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
1978
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
6
Bathrooms
19
Lot
12.9 ac
Current owner
From public records · entity-resolved
Jgcamc LLC
Entity
Mailing address
450 W RIV ST, ATHOL, MA 01331
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2026
$850,000
Jgcamc LLC
Freeborn LLC
Deed
—
Aug 1, 2022
$825,000
Freeborn LLC
Heywood Realty Corp
Quit Claim Arm's Length For Ne States
$1,150,000 · Cambridge Trust Co
Aug 1, 2022
—
Freeborn LLC
—
Deed
related
$250,000 · Heywood Realty Corp
Sep 24, 2015
—
Heywood Realty Corp
Athol Memorial Hospital
Quit Claim Deed
related
—
Mar 29, 1996
$400,000
Athol Memorial Hosp
Milton Roy Co
Grant Deed
$740,000 · Orange Savings Bank
Mar 31, 1994
$547,000
Company,milton Roy
Kontro Co INC
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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