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Property profile & analytics
OFF-MARKET
Estimated value
$1,380,000
Office buildings
70 Old S St Northampton, MA 01060-3833
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1804543
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1895
Construction
FRAME
Total area
3,308 SF
Lot
0.43 ac (18,731 SF)
Zoning code
URC
APN
NHAM M:031D B:0221 L:0001
UPID
US38-1804543
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
$1.50M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.38M
Owner & transaction history
Subtle Properties LLC · 4 yrs held
Subtle Properties LLC
since 2022
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
URC · Northampton, 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 Northampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northampton 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
$1,565,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
$1,845,000
6.5%
$1,705,000
7%
$1,580,000
Blend value · Realmo final
$1.38M
Range $1.24M – $1.52M · ±10% · vs last sale $1.10M (Jun 3 2022)
Last sale anchor
$1.10M
Jun 3 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
$417 / 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
$15,195
Tax year 2024
Assessed value
$1,000,300
Assessed 2024
Previous assessed
$670,900
+49.1% YoY
Effective rate
1.52%
On assessed value
Assessed land
$729,600
Assessed improvement
$270,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1895
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
1
Rooms
13
Bathrooms
3
Total area
3,308 SF
Lot
0.43 ac (18,731 SF)
Zoning code
URC
APN
NHAM M:031D B:0221 L:0001
UPID
US38-1804543
Jurisdiction
NORTHAMPTON
Zoning & alternative use
URC · Northampton, MA
Zoning URC · permitted uses
URC · Northampton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northampton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1895
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
1
Rooms
13
Bathrooms
3
Lot
0.43 ac
Current owner
From public records · entity-resolved
Subtle Properties LLC
Entity
Mailing address
19 LINDBERGH AVE, HOLYOKE, MA 01040-1905
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2022
$1,100,000
Subtle Properties LLC
Jacobs&jacobs LLC
Quit Claim Arm's Length For Ne States
$770,000 · Greenfield Cooperative Bank
Feb 6, 2008
—
Jacobs&jacobs LLC
—
Deed Of Trust
related
$150,000 · Monson Savings Bank
Jun 9, 2005
—
Jacobs & Jacobs LLC
—
Deed Of Trust
related
$125,000 · Monson Savings Bank
Dec 22, 2004
—
Jacobs & Jacobs LLC
—
Deed Of Trust
related
$125,000 · Monson Savings Bank
May 14, 2004
$400,000
Jacobs & Jacobs LLC
Northampton Historical So
Grant Deed
$320,000 · Monson Savings Bank
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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