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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Super regional malls
485 Springfield St 505 Feeding Hills, MA 01030-2158
Individually Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0532408
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1950
Construction
STEEL FRAME
Total area
22,462 SF
Lot
2.57 ac (112,064 SF)
Zoning code
BA
APN
AGAW M:0H13 B:0009 L:16
UPID
US38-0532408
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
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$783k
Blend (final)
Blend
$690k
Owner & transaction history
John G Kudlic · 23 yrs held
John G Kudlic
since 2002
6 recorded transactions
Zoning & alternative use
BA · Feeding Hills, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$995,000
+58.1%
Industrial (general)
$745,000
+18.7%
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 Feeding Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Feeding Hills 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
by Request
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$630,000
Current use
MEDICAL BUILDING
$995,000
Change: +58% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$745,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$690k
Range $621k – $759k · ±10%
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
$31 / 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
$58,823
Tax year 2024
Assessed value
$2,135,900
Assessed 2024
Previous assessed
$1,564,200
+36.5% YoY
Effective rate
2.75%
On assessed value
Assessed land
$361,200
Assessed improvement
$1,774,700
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1950
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
6
Bathrooms
10
Total area
22,462 SF
Lot
2.57 ac (112,064 SF)
Zoning code
BA
APN
AGAW M:0H13 B:0009 L:16
UPID
US38-0532408
Jurisdiction
AGAWAM
Zoning & alternative use
BA · Feeding Hills, MAZoning BA · permitted uses
BA · Feeding Hills, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$630,000
MEDICAL BUILDING
Est. value
$995,000
INDUSTRIAL (GENERAL)
Est. value
$745,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
INDUSTRIAL (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
1950
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
6
Bathrooms
10
Lot
2.57 ac
Current owner
From public records · entity-resolved
John G Kudlic
Individual
Mailing address
491 SPRINGFIELD STB, FEEDING HILLS, MA 01030-2158
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
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
Sep 19, 2002
—
John G Kudlic
—
Deed Of Trust
related
$384,500 · Alfred P Pajer
Mar 12, 2001
—
John G Kudlic
—
Deed Of Trust
related
$100,000 · Alfred Pajer
May 10, 1995
—
John G Kudlic
—
Deed Of Trust
related
$75,000 · Westfield Bank Fsb
Nov 10, 1994
—
John G Kudlic
—
Deed Of Trust
related
$75,000 · Westfield Bank Fsb
Oct 26, 1994
—
John G Kudlic
—
Deed Of Trust
related
$400,000 · Westfield Bank Fsb
Apr 11, 1988
—
John G Kudlic
—
Deed Of Trust
related
$30,000 · Vanguard 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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