New search
Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Turn key restaurants
515 Granby Rd, South Hadley, MA 01075-2122
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0872256
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,404 SF
Lot
9.22 ac (401,623 SF)
Zoning code
BA1
APN
SHAD M:0032 B:0046 L:0000
UPID
US38-0872256
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
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$637k
Blend (final)
Blend
$615k
Owner & transaction history
Howie Realty LLC · 6 yrs held
Howie Realty LLC
since 2020
Last sale
$510,000
6 recorded transactions
Zoning & alternative use
BA1 · South Hadley, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$840,000
+18.4%
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
$695,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$705,000
Current use
RETAIL STORES
$840,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$695,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$625,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $510k (Mar 2 2020)
Last sale anchor
$510k
Mar 2 2020
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
$96 / 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
$15,984
Tax year 2024
Assessed value
$960,000
Assessed 2024
Previous assessed
$908,300
+5.7% YoY
Effective rate
1.67%
On assessed value
Assessed land
$342,100
Assessed improvement
$617,900
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
6,404 SF
Lot
9.22 ac (401,623 SF)
Zoning code
BA1
APN
SHAD M:0032 B:0046 L:0000
UPID
US38-0872256
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
RESTAURANT Current
Est. value
$705,000
RETAIL STORES
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$625,000
RESTAURANT Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
9.22 ac
Current owner
From public records · entity-resolved
Howie Realty LLC
Entity
Mailing address
29 SCHOOL ST, WESTFIELD, MA 01085-2807
Ownership since
2020
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
Mar 2, 2020
$25,000
Howie Realty LLC
Brett A Remillard
Quit Claim Deed
—
Jan 7, 2019
—
Howie Realty LLC
Howie RT
Quit Claim Deed
related
$400,000 · Shaina Tramazzo
Dec 4, 2018
$510,000
Howie RT
Brett A Remillard
Quit Claim Arm's Length For Ne States
$400,000 · Tramazzo Shaina
Feb 9, 2018
$449,900
Brett A Remillard
Polish American Citize
Deed In Lieu Of Foreclosure
related
$100,000 · Polish National Cu
Jul 29, 2009
—
Polish-amer Citizens Club
—
Deed Of Trust
related
$160,000 · Peoples Bank Holyoke
Apr 4, 2007
—
Polish American Cit Club
—
Deed Of Trust
related
$80,000 · Peoples Bank Holyoke
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 515 Granby Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
