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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Industrial properties
49 Conway St, Shelburne Falls, MA 01370-1429
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1897529
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1850
Total area
40,670 SF
Lot
12.5 ac (544,512 SF)
APN
BUCK M:06-2 B:0000 L:138
UPID
US38-1897529
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
$2.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$2.01M
Owner & transaction history
Below The Dam LLC · 3 yrs held
Below The Dam LLC
since 2022
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
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 Shelburne Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shelburne Falls 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
$1,930,000
ML approach
$2,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,335,000
Current use
COMMERCIAL (GENERAL)
$3,140,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±10% · vs last sale $2.00M (Nov 29 2022)
Last sale anchor
$2.00M
Nov 29 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
$49 / 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
$17,311
Tax year 2024
Assessed value
$985,800
Assessed 2024
Previous assessed
$995,300
-1.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$97,400
Assessed improvement
$888,400
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1850
Heating
HEAT PUMP
Cooling
YES
Buildings
3
Stories
2
Units
31
Rooms
5
Total area
40,670 SF
Lot
12.5 ac (544,512 SF)
APN
BUCK M:06-2 B:0000 L:138
UPID
US38-1897529
Jurisdiction
BUCKLAND
Zoning & alternative use
Zoning · permitted uses
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.1M
INDUSTRIAL (GENERAL) Current
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
1850
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
3
Units
31
Rooms
5
Lot
12.5 ac
Current owner
From public records · entity-resolved
Below The Dam LLC
Entity
Mailing address
49 CONWAY ST STE O201, SHELBURNE FALLS, MA 01370-1431
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2022
$2,000,000
Below The Dam LLC
John E Madocks
Quit Claim Arm's Length For Ne States
$1,999,000 · John E Madocks
Dec 18, 2015
$600,000
Lamson Properties LLC
Lamson & Goodnow Mfg Co
Warranty Deed
—
Mar 25, 2015
$1,300,000
John Madocks
Lamson & Goodnow Mfg Co
Quit Claim Deed
—
Jun 28, 1999
—
Lamson Manuf
—
Deed Of Trust
related
$2,100,000 · Bank Of Western Massachusetts
Mar 30, 1998
—
Lamson & Goodman Co
—
Deed Of Trust
related
$1,250,000 · First National Bank New Englnd
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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