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Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Manufacturing properties
539 Nn Rd Westfield, MA 01085-9774
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0296907
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Construction
FRAME
Total area
29,175 SF
Lot
4.99 ac (217,364 SF)
APN
WFLD M:70-R L:21
UPID
US38-0296907
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
$2.49M
CAP Approach
CAP
$2.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Nizan Holdings LLC · 3 yrs held
Nizan Holdings LLC
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+139.1%
Auto repair, garage
$3.7M
+123.0%
Retail stores
$3.0M
+81.2%
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 Westfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westfield 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
$2,630,000
ML approach
$2,485,000
CAP Approach
CAP Return
Estimation
6%
$2,595,000
6.5%
$2,395,000
7%
$2,225,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,635,000
Current use
RESTAURANT
$3,915,000
Change: +139% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,650,000
Change: +123% · Conversion: Easy
RETAIL STORES
$2,965,000
Change: +81% · Conversion: Moderate
OFFICE BUILDING
$2,675,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,440,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.74M · ±10% · vs last sale $2.48M (Dec 20 2022)
Last sale anchor
$2.48M
Dec 20 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
$86 / 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
$23,916
Tax year 2024
Assessed value
$761,900
Assessed 2024
Previous assessed
$669,100
+13.9% YoY
Effective rate
3.14%
On assessed value
Assessed land
$90,600
Assessed improvement
$671,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
29,175 SF
Lot
4.99 ac (217,364 SF)
APN
WFLD M:70-R L:21
UPID
US38-0296907
Jurisdiction
WESTFIELD
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
$1.6M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.7M
RETAIL STORES
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.4M
INDUSTRIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1986
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Lot
4.99 ac
Current owner
From public records · entity-resolved
Nizan Holdings LLC
Entity
Mailing address
253 NE 2ND ST APT #4908, MIAMI, FL 33132-2316
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2022
$2,480,000
Nizan Holdings LLC
Djj 539 LLC
Quit Claim Arm's Length For Ne States
$1,750,000 · Westfield Bank Fsb
Feb 28, 2012
—
Dion Label LLC
—
Deed Of Trust
related
$440,560 · Sovereign Bank
Feb 1, 2012
$2,450,000
Senior Living Armbrook
551 North Road LLC
Grant Deed
$1,559,000 · Hampden Savings Bank
Feb 1, 2012
$1
551 North Road LLC
Bdmg LLC
Grant Deed
related
—
Feb 16, 2011
$2,000
Bdmg LLC
Dion Label LLC
Grant Deed
—
May 1, 1998
—
Dion Label LLC
—
Deed Of Trust
related
$503,715 · Bankboston Development Co LLC
Feb 29, 1996
—
John J Dion SR.
—
Deed Of Trust
related
$120,832 · 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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