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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Investment properties
46 Un St 54, Easthampton, MA 01027-1418
Individually Owned
Property ID
US38-1111414
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1894
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,029 SF
Lot
0.2 ac (8,712 SF)
Zoning code
DB
APN
EHAM M:00052 B:00070 L:00000
UPID
US38-1111414
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
$1.11M
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$776k
Blend (final)
Blend
$910k
Owner & transaction history
John Dunphy
John Dunphy
since 2025
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
DB · Easthampton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+32.8%
Retail stores
$1.1M
+8.1%
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 Easthampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Easthampton 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
$1,175,000
ML approach
$1,105,000
CAP Approach
CAP Return
Estimation
6%
$1,125,000
6.5%
$1,035,000
7%
$960,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,015,000
Current use
OFFICE BUILDING
$1,345,000
Change: +33% · Conversion: Easy
RETAIL STORES
$1,095,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $825k (Aug 12 2022)
Last sale anchor
$825k
Aug 12 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
$129 / 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
$8,167
Tax year 2024
Assessed value
$602,300
Assessed 2024
Previous assessed
$511,900
+17.7% YoY
Effective rate
1.36%
On assessed value
Assessed land
$106,200
Assessed improvement
$496,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1894
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
2
Units
8
Total area
7,029 SF
Lot
0.2 ac (8,712 SF)
Zoning code
DB
APN
EHAM M:00052 B:00070 L:00000
UPID
US38-1111414
Jurisdiction
EASTHAMPTON
Zoning & alternative use
DB · Easthampton, MA
Zoning DB · permitted uses
DB · Easthampton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Easthampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
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
1894
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Stories
2
Buildings
1
Units
8
Lot
0.2 ac
Current owner
From public records · entity-resolved
John Dunphy
Individual
Mailing address
10 GATEHOUSE RD STE #125, AMHERST, MA 01002-2857
Ownership since
2025
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
Aug 29, 2025
$1,000,000
John Dunphy
Union West LLC
Deed
—
Aug 12, 2022
$825,000
Union West LLC
Stephen C Robinson
Quit Claim Arm's Length For Ne States
—
Dec 23, 2019
—
Stephen C Robinson
—
Deed
related
$360,000 · Greenfield Cooperative Bank
Apr 14, 2014
$465,000
Stephen C Robinson
Thomas H Gelb
Quit Claim Arm's Length For Ne States
$372,000 · Easthampton Savings Bank
Aug 4, 2010
—
Gelb,thomas H
—
Grant Deed
related
$292,000 · Easthampton Savings Bank
Aug 4, 2010
$1
Gelb,thomas H
Gelb,thomas H
Grant Deed
related
—
Sep 9, 2005
—
Thoms H Gelb
—
Deed Of Trust
related
$295,000 · Florence Savings Bank
Mar 18, 2003
$345,000
Gelb,thomas H
Bolduc,marie L
Grant Deed
$240,000 · Florence Savings Bank
Mar 18, 2003
—
Thomas H Gelb
—
Deed Of Trust
related
$17,500 · Marie L Bolduc
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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