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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Manufacturing properties
54 Mainline Dr, Westfield, MA 01085-3314
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-1800995
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1966
Construction
STEEL FRAME
Total area
19,550 SF
Lot
1.6 ac (69,696 SF)
APN
WFLD M:28-R L:23
UPID
US38-1800995
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
$1.18M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$1.18M
Owner & transaction history
54 Mainline Dr LLC · 2 yrs held
54 Mainline Dr LLC
since 2024
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.8M
+63.4%
Commercial (general)
$1.6M
+49.1%
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
$1,180,000
ML approach
$1,180,000
CAP Approach
CAP Return
Estimation
6%
$1,740,000
6.5%
$1,605,000
7%
$1,490,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,095,000
Current use
OFFICE BUILDING
$1,795,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,635,000
Change: +49% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,000,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.18M (Jan 22 2024)
Last sale anchor
$1.18M
Jan 22 2024
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
$60 / 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
$14,948
Tax year 2024
Assessed value
$476,200
Assessed 2024
Previous assessed
$419,400
+13.5% YoY
Effective rate
3.14%
On assessed value
Assessed land
$55,300
Assessed improvement
$420,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1966
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Bathrooms
2
Total area
19,550 SF
Lot
1.6 ac (69,696 SF)
APN
WFLD M:28-R L:23
UPID
US38-1800995
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
$1.1M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1966
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Bathrooms
2
Lot
1.6 ac
Current owner
From public records · entity-resolved
54 Mainline Dr LLC
Entity
Free & Clear · 2 yrs held
Ownership since
2024
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
Dec 26, 2024
—
Courageous Lion LLC
—
Deed
related
$1,250,000 · Greenfield Savings Bank
Jan 22, 2024
—
54 Mainline Dr LLC
Westfield City Of
Redemption Deed
related
—
Dec 14, 2023
$1,182,000
Courageous Lion LLC
54 Mainline Dr LLC
Deed
$886,500 · Greenfield Savings Bank
Jan 15, 2019
$1,000,000
54 Mainline Dr LLC
Jeneral,john A
Quit Claim Deed
$950,000 · Miscellaneous Bk
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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