Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Investment properties
70 Allen Hl Rd Holland, MA 01521-3152
Individually Owned
1-yr Hold
Property ID
US38-2307343
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2001
Construction
FRAME
Total area
6,240 SF
Lot
31.28 ac (1,362,557 SF)
APN
HOLL M:01 B:H L:01.03
UPID
US38-2307343
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
$775k
CAP Approach
CAP
$970k
Comparable Approach
Comparable
$551k
Blend (final)
Blend
$775k
Owner & transaction history
Susan None & Kurt Noe Ret · 1 yrs held
Susan None & Kurt Noe Ret
since 2024
Last sale
$775,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$835,000
+53.4%
Auto repair, garage
$780,000
+43.2%
Retail stores
$635,000
+16.3%
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 Holland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holland 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
$775,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
$1,055,000
6.5%
$970,000
7%
$905,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$545,000
Current use
RESTAURANT
$835,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$780,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$635,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$570,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $775k (Sep 4 2024)
Last sale anchor
$775k
Sep 4 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
$124 / 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
$10,245
Tax year 2024
Assessed value
$756,100
Assessed 2024
Previous assessed
$756,100
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$100,800
Assessed improvement
$655,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Rooms
13
Bathrooms
6
Total area
6,240 SF
Lot
31.28 ac (1,362,557 SF)
APN
HOLL M:01 B:H L:01.03
UPID
US38-2307343
Jurisdiction
HOLLAND
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
COMMERCIAL (GENERAL) Current
Est. value
$545,000
RESTAURANT
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$780,000
RETAIL STORES
Est. value
$635,000
OFFICE BUILDING
Est. value
$570,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Rooms
13
Bathrooms
6
Lot
31.28 ac
Current owner
From public records · entity-resolved
Susan None & Kurt Noe Ret
Individual
Mailing address
70 ALLEN HL RD, HOLLAND, MA 01521-3152
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
—
Susan None & Kurt Noe Ret
Kurt A Noe
Quit Claim Deed
related
—
Jan 4, 2021
$775,000
Kurt A Noe
Raymond P Korny
Quit Claim Arm's Length For Ne States
$548,000 · Baycoast Mortgage Company
Oct 4, 2006
—
Raymond P Korny
—
Deed Of Trust
related
$179,800 · Chase Manhattan Bank
Jan 28, 2005
—
Barbara A Korny
—
Deed Of Trust
related
$75,000 · Wells Fargo Mortgage
Aug 5, 2004
—
Barbara A Korny
—
Deed Of Trust
related
$200,000 · Fleet National Bank
Feb 20, 2004
—
Barbara A Korny
—
Deed Of Trust
related
$100,000 · Fleet National Bank
Feb 13, 2002
—
Raymond P Korny
—
Deed Of Trust
related
$420,000 · Monson Savings Bank
Jan 5, 2001
$75,000
Raymond P Korney
Smith Eleanor P Est
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.
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 70 Allen Hl 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.
