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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Investment properties
486 Main St, Greenfield, MA 01301-3314
Individually Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1274885
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1824
Construction
FRAME
Total area
7,888 SF
Lot
0.86 ac (37,335 SF)
Zoning code
SR
APN
GREE M:0056 B:0037 L:0
UPID
US38-1274885
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
Current use
Occupant on record · Public records
-
J. Lincoln Hirst II Cpa Accounting Firm Tax Preparation
-
Akey Insurance Agency Insurance Agency
-
Horace Mann Insurance Co Insurance Agency
-
Schuetz Richard PHD Physician Medical Clinic
-
Pastoral Counseling Center Family Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$680k
Blend (final)
Blend
$735k
Owner & transaction history
Dennis G Wade · 23 yrs held
Dennis G Wade
since 2003
2 recorded transactions
Zoning & alternative use
SR · Greenfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+98.8%
Auto repair, garage
$895,000
+65.8%
Retail stores
$820,000
+52.0%
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 Greenfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenfield 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$540,000
Current use
OFFICE BUILDING
$1,075,000
Change: +99% · Conversion: Easy
AUTO REPAIR, GARAGE
$895,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$820,000
Change: +52% · Conversion: Easy
INDUSTRIAL (GENERAL)
$645,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$93 / 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
$16,738
Tax year 2024
Assessed value
$820,900
Assessed 2024
Previous assessed
$753,700
+8.9% YoY
Effective rate
2.04%
On assessed value
Assessed land
$119,200
Assessed improvement
$701,700
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
1824
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
3
Bathrooms
8
Total area
7,888 SF
Lot
0.86 ac (37,335 SF)
Zoning code
SR
APN
GREE M:0056 B:0037 L:0
UPID
US38-1274885
Jurisdiction
GREENFIELD
Zoning & alternative use
SR · Greenfield, MA
Zoning SR · permitted uses
SR · Greenfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Greenfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$540,000
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$895,000
RETAIL STORES
Est. value
$820,000
INDUSTRIAL (GENERAL)
Est. value
$645,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1824
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
3
Bathrooms
8
Lot
0.86 ac
Current owner
From public records · entity-resolved
Dennis G Wade
Individual
Mailing address
474 MAIN ST, GREENFIELD, MA 01301-3315
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
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
May 15, 2003
—
Dennis G Wade
—
Deed Of Trust
related
$245,000 · Greenfield Savings Bank
Nov 5, 2001
—
Dennis G Wade
—
Deed Of Trust
related
$200,000 · Greenfield 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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