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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Theaters & concert halls
46 Spg St Williamstown, MA 01267-2899
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1877389
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1916
Total area
10,188 SF
Lot
0.21 ac (9,322 SF)
Zoning code
VB
APN
WILL M:130.0 B:0109
UPID
US38-1877389
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
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
46-52 Spr St Assoc · 4 yrs held
46-52 Spr St Assoc
since 2022
Last sale
$1.3M
2 recorded transactions
Zoning & alternative use
VB · Williamstown, 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 Williamstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamstown 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
$1,625,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,265,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,260,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$1,180,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,135,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$1,040,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$915,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±10% · vs last sale $1.28M (Apr 14 2022)
Last sale anchor
$1.28M
Apr 14 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
$142 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$15,193
Tax year 2023
Assessed value
$939,600
Assessed 2023
Previous assessed
$939,600
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$194,000
Assessed improvement
$745,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1916
Heating
HOT WATER
Buildings
1
Stories
2
Total area
10,188 SF
Lot
0.21 ac (9,322 SF)
Zoning code
VB
APN
WILL M:130.0 B:0109
UPID
US38-1877389
Jurisdiction
WILLIAMSTOWN
Zoning & alternative use
VB · Williamstown, MA
Zoning VB · permitted uses
VB · Williamstown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$915,000
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1916
Heating
HOT WATER
Stories
2
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
46-52 Spr St Assoc
Individual
Mailing address
46 SPG ST, WILLIAMSTOWN, MA 01267-2899
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
$1,280,000
46-52 Spr St Assoc
Elmac Realty Corp
Quit Claim Arm's Length For Ne States
$1,533,750 · Mountain 1st Bank & Trust Co
Mar 17, 1989
$390,000
Elmac Rlty Corp
Spring St Assocs
Grant Deed
$650,000 · South Adams Savings Bank
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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