464 Main St Agawam, MA 01001-1826
Entity Owned
2-yr Hold
~
Est. High Equity
Estimated value (blended)
$6.45M
Range $5.81M – $7.10M (±10%)
Property ID
US38-1702536
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
STEEL FRAME
Total area
46,389 SF
Lot
10.08 ac (439,295 SF)
Zoning code
RA2
APN
AGAW M:0K12 B:0001 L:6
UPID
US38-1702536
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Nursing Home
-
Physician
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.45M
Owner & transaction history
since 2023
Last sale
$7.6M
3 recorded transactions
Zoning & alternative use
RA2 · Agawam, MA
Top alternative use upside
Restaurant
$4.9M
+259.4%
Commercial (general)
$4.8M
+250.5%
Office building
$4.6M
+236.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.45M
Value range
$5.81M – $7.10M
±10% around blend
Estimated value / SF
$139 / SF
Confidence
Low
3 county-verified comps
Property data
88
Comparable evidence
30
$5.81M
blend $6.45M
$7.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
46,389 SF
Lot area
10.08 ac
Year built
1986
Stories
1
APN
AGAW M:0K12 B:0001 L:6
Assessed value
$3,966,100
Annual tax
$109,226
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$6.82M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.0 mi away · 56,590 SF
6.3 mi away · 55,486 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.45M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+259%
vs current-use indication
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.65M
Move the market yield to see immediate price impact.
Value / SF
$165
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$482k
$9.64M
$6.88M
$5.35M
$535k
$10.71M
$7.65M
$5.95M
$589k
$11.78M
$8.41M
$6.54M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$8.19M
5.7 mi · Jan 2026 · $155/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$109,226
Tax year 2024
Assessed value
$3,966,100
Assessed 2024
Previous assessed
$3,766,700
+5.3% YoY
Effective rate
2.75%
On assessed value
Assessed land
$417,300
Assessed improvement
$3,548,800
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
BASEBOARD
Buildings
1
Stories
1
Units
123
Rooms
12
Bathrooms
65
Total area
46,389 SF
Lot
10.08 ac (439,295 SF)
Zoning code
RA2
APN
AGAW M:0K12 B:0001 L:6
UPID
US38-1702536
Jurisdiction
AGAWAM
Zoning & alternative use
RA2 · Agawam, MAZoning RA2 · permitted uses
RA2 · Agawam, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
STEEL FRAME
Heating
BASEBOARD
Stories
1
Buildings
1
Units
123
Rooms
12
Bathrooms
65
Lot
10.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RA2
Jurisdiction
Agawam, MA
Recorded code
RA2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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