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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Office buildings
660 Newton St, South Hadley, MA 01075-2020
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0341537
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1901
Construction
FRAME
Total area
4,510 SF
Lot
1.85 ac (80,586 SF)
Zoning code
RA1
APN
SHAD M:0040 B:0028 L:0000
UPID
US38-0341537
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$887k
Blend (final)
Blend
$1.14M
Owner & transaction history
Gomez Enterprises 3 LLC · 10 yrs held
Gomez Enterprises 3 LLC
since 2015
4 recorded transactions
Zoning & alternative use
RA1 · 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
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
OFFICE BUILDING
$865,000
Current use
RETAIL STORES
$700,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±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
$252 / 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
$8,698
Tax year 2024
Assessed value
$522,400
Assessed 2024
Previous assessed
$476,200
+9.7% YoY
Effective rate
1.67%
On assessed value
Assessed land
$155,900
Assessed improvement
$366,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1901
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
12
Bathrooms
2
Total area
4,510 SF
Lot
1.85 ac (80,586 SF)
Zoning code
RA1
APN
SHAD M:0040 B:0028 L:0000
UPID
US38-0341537
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
RA1 · South Hadley, MA
Zoning RA1 · permitted uses
RA1 · 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
OFFICE BUILDING Current
Est. value
$865,000
RETAIL STORES
Est. value
$700,000
OFFICE BUILDING Current
RETAIL STORES
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
1901
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
12
Bathrooms
2
Lot
1.85 ac
Current owner
From public records · entity-resolved
Gomez Enterprises 3 LLC
Entity
Mailing address
49 SAN SOUCI DR, SOUTH HADLEY, MA 01075-1378
Ownership since
2015
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
Feb 7, 2025
—
Gomez Enterprises III LLC
—
Deed
related
$472,000 · Country Bank
Aug 14, 2015
—
Gomez Enterprises 3 LLC
Jorge B Gomez
Quit Claim Deed
related
$468,000 · Country Bank
Nov 8, 2013
$400,000
Jorge B Gomez
Sheridan,philip J & Danielj
Quit Claim Deed
$340,000 · Bank Of America
Feb 1, 2005
$88,000
Shamrock Rlty Ptrshp
Shamrock Rlty Ptnshp
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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