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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Showrooms
70 Ct St, Westfield, MA 01085-3474
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1044651
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,846 SF
Lot
1.11 ac (48,352 SF)
APN
WFLD M:26 L:60
UPID
US38-1044651
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
$767k
Blend (final)
Blend
$620k
Owner & transaction history
Hd Management LLC · 1 yrs held
Hd Management LLC
since 2025
Last sale
$550,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$785,000
+60.4%
Auto repair, garage
$730,000
+49.6%
Retail stores
$595,000
+21.6%
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
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)
$490,000
Current use
RESTAURANT
$785,000
Change: +60% · Conversion: Difficult
AUTO REPAIR, GARAGE
$730,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$595,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$535,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $550k (Nov 28 2024)
Last sale anchor
$550k
Nov 28 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
$106 / 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
$23,285
Tax year 2024
Assessed value
$741,800
Assessed 2024
Previous assessed
$653,200
+13.6% YoY
Effective rate
3.14%
On assessed value
Assessed land
$108,800
Assessed improvement
$633,000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Total area
5,846 SF
Lot
1.11 ac (48,352 SF)
APN
WFLD M:26 L:60
UPID
US38-1044651
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
COMMERCIAL (GENERAL) Current
Est. value
$490,000
RESTAURANT
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$730,000
RETAIL STORES
Est. value
$595,000
OFFICE BUILDING
Est. value
$535,000
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Hd Management LLC
Entity
Mailing address
55 STATE ST STE #201, SPRINGFIELD, MA 01103-2014
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
$550,000
Hd Management LLC
Briarwood Ten LLC
Deed
$1,437,998 · Peoplesbank (holyoke Ma)
Feb 4, 2008
$900,000
Briarwood 10 LLC
Wsi Realty LLP
Grant Deed
$675,000 · Wsi Realty LLP
Jun 2, 1998
$415,000
Westfield Wsl Ent
Westfield Pro Ctr
Grant Deed
related
$330,000 · Savings Institute
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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