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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Gas stations
507 Newton St, South Hadley, MA 01075-2017
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-1399734
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
2006
Construction
FRAME
Total area
4,185 SF
Lot
2.39 ac (104,108 SF)
Zoning code
BA1
APN
SHAD M:0028 B:0233 L:0000
UPID
US38-1399734
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
$1.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.56M
Owner & transaction history
Obsidian Ml 6 LLC · 3 yrs held
Obsidian Ml 6 LLC
since 2023
Last sale
$1.9M
4 recorded transactions
Zoning & alternative use
BA1 · South Hadley, MA
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 South Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hadley 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
$1,560,000
ML approach
$1,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$1,080,000
Current use
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±10% · vs last sale $1.88M (May 25 2023)
Last sale anchor
$1.88M
May 25 2023
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
$373 / 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
$17,551
Tax year 2024
Assessed value
$1,054,100
Assessed 2024
Previous assessed
$964,200
+9.3% YoY
Effective rate
1.67%
On assessed value
Assessed land
$348,800
Assessed improvement
$705,300
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
4,185 SF
Lot
2.39 ac (104,108 SF)
Zoning code
BA1
APN
SHAD M:0028 B:0233 L:0000
UPID
US38-1399734
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
BA1 · South Hadley, MA
Zoning BA1 · permitted uses
BA1 · South Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Hadley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
SERVICE STATION (FULL SERVICE) Current
Est. value
$1.1M
SERVICE STATION (FULL SERVICE) Current
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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
2.39 ac
Current owner
From public records · entity-resolved
Obsidian Ml 6 LLC
Entity
Free & Clear · 3 yrs held
Mailing address
507 NEWTON ST, SOUTH HADLEY, MA 01075-2017
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2023
$1,876,116
Obsidian Ml 6 LLC
Cfi Propco 2 LLC
Quit Claim Arm's Length For Ne States
—
May 1, 2020
—
Cfi Propco 2 LLC
Cumberland Farms INC
Quit Claim Deed
related
—
Jan 4, 2011
—
Cumberland Farms INC
—
Deed Of Trust
related
$550,000 · Bank Of America
Oct 3, 2005
$300,000
Cumberland Farms INC
Falcetti,frank
Grant Deed
—
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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