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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Retail properties & Spaces
459 Granby Rd, South Hadley, MA 01075-2121
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0345939
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1860
Construction
FRAME
Total area
4,488 SF
Lot
0.78 ac (34,085 SF)
Zoning code
BA1
APN
SHAD M:0031 B:0015 L:0000
UPID
US38-0345939
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
$705k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$722k
Blend (final)
Blend
$645k
Owner & transaction history
459 Commissary LLC · 3 yrs held
459 Commissary LLC
since 2022
Last sale
$535,000
7 recorded transactions
Zoning & alternative use
BA1 · South Hadley, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$860,000
+22.9%
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 South Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hadley 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
$760,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$700,000
Current use
OFFICE BUILDING
$860,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$645,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $535k (Oct 3 2022)
Last sale anchor
$535k
Oct 3 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
$144 / 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
$8,510
Tax year 2024
Assessed value
$511,100
Assessed 2024
Previous assessed
$434,800
+17.5% YoY
Effective rate
1.67%
On assessed value
Assessed land
$151,000
Assessed improvement
$360,100
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1860
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
4,488 SF
Lot
0.78 ac (34,085 SF)
Zoning code
BA1
APN
SHAD M:0031 B:0015 L:0000
UPID
US38-0345939
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
BA1 · South Hadley, MA
Zoning BA1 · permitted uses
BA1 · South Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Hadley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$700,000
OFFICE BUILDING
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$645,000
RETAIL STORES Current
OFFICE BUILDING
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
1860
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
459 Commissary LLC
Entity
Mailing address
41 SAN SOUCI DR, SOUTH HADLEY, MA 01075-1378
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
$535,000
459 Commissary LLC
Cycle Stop LLC
Quit Claim Arm's Length For Ne States
$428,000 · Td Bank NA
Nov 13, 2015
—
Cycle Stop LLC
Smith,raymond & Gayle M
Quit Claim Deed
related
—
Aug 25, 2004
$1
Gayle M Smith
Smith,raymond J
Grant Deed
related
—
Nov 6, 2003
$20,000
Raymond J Smith JR.
Marois,lynette A
Grant Deed
—
Aug 30, 2002
—
461 Nt Pilgrim
—
Deed Of Trust
related
$143,000 · Westfield Bank Fsb
Apr 18, 2002
$130,000
Raymond J Smith JR.
Rex,david L SR
Grant Deed
$154,000 · Florence Savings Bank
Apr 18, 2002
$179,000
461 Nt Pilgrim
Rex,david L SR
Grant Deed
—
Dec 16, 1998
$238,000
David L Rex SR.
Golden Phoenix INC
Grant Deed
$190,400 · Bank Of Western Massachusetts
Jan 8, 1997
—
Golden Phoenix INC
—
Deed Of Trust
related
$300,000 · Westfield Bank Fsb
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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