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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Investment properties
522 Ss St 534 Holyoke, MA 01040-3604
Entity Owned
2-yr Hold
Property ID
US38-0444302
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
20,824 SF
Lot
0.38 ac (16,692 SF)
Zoning code
BG
APN
HOLY M:0112 B:0000 L:30
UPID
US38-0444302
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
-
Paper City Cuts Two Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$922k
Blend (final)
Blend
$975k
Owner & transaction history
522-534 South St LLC · 2 yrs held
522-534 South St LLC
since 2023
7 recorded transactions
Zoning & alternative use
BG · Holyoke, 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 Holyoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holyoke 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)
$1,465,000
Current use
OFFICE BUILDING
$1,195,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$47 / 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
Assessed value
$784,900
Assessed 2024
Previous assessed
$784,900
+0.0% YoY
Assessed land
$128,000
Assessed improvement
$656,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1920
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
4
Units
16
Rooms
60
Bathrooms
15
Total area
20,824 SF
Lot
0.38 ac (16,692 SF)
Zoning code
BG
APN
HOLY M:0112 B:0000 L:30
UPID
US38-0444302
Jurisdiction
HOLYOKE
Zoning & alternative use
BG · Holyoke, MA
Zoning BG · permitted uses
BG · Holyoke, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holyoke. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1920
Construction
FRAME
Heating
STEAM
Stories
4
Buildings
1
Units
16
Rooms
60
Bathrooms
15
Lot
0.38 ac
Current owner
From public records · entity-resolved
522-534 South St LLC
Entity
Mailing address
526 SS ST, HOLYOKE, MA 01040-3561
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2023
—
522-534 South St LLC
Sprfield Holyoke Rlty LLC
Warranty Deed
$960,000 · Corevest American Finance
May 16, 2017
$750,000
Springfield Holyoke Rty
Deuteronomy LLC
Quit Claim Deed
—
Jun 10, 2013
—
Deuteronomy LLC
—
Deed Of Trust
related
$664,000 · Chicopee Savings Bank
Nov 4, 2011
$1
Deuteronomy LLC
Warner,erwin P
Grant Deed
—
Mar 28, 2008
$685,000
Erwin P Warner
Luis A Rivera
Deed
$548,000 · Banco Popular
Apr 7, 2006
$779,000
Luis A Rivera
Stiebel Properties INC
Grant Deed
$499,900 · Interbay Funding LLC
Feb 6, 1990
—
Frank Stiebel
—
Deed Of Trust
related
$12,342 · Heritage/nis Bkforsvg
Nov 14, 1988
—
Aldo P Martinelli
—
Deed Of Trust
related
$20,000 · Zwi Kohorn
May 31, 1988
$475,000
Frank Stiebel
Grenier,normand E
Grant Deed
$250,000 · Bankboston Development Co LLC
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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