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Property profile & analytics
OFF-MARKET
Estimated value
$10,865,000
Manufacturing properties
70 Tpke Industrial Rd Westfield, MA 01085-1645
Individually Owned
7-yr Hold
Free & Clear
Property ID
US38-0725579
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Construction
STEEL FRAME
Total area
293,814 SF
Lot
32.68 ac (1,423,541 SF)
APN
WFLD M:49-R L:8
UPID
US38-0725579
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
$11.76M
Blend (final)
Blend
$10.87M
Owner & transaction history
James Hardie Bldg · 7 yrs held
James Hardie Bldg
since 2018
5 recorded transactions
Zoning & alternative use
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 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
INDUSTRIAL (GENERAL)
$16,490,000
Current use
WAREHOUSE, STORAGE
$15,015,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$10.87M
Range $9.78M – $11.95M · ±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
$37 / 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
$243,147
Tax year 2024
Assessed value
$7,746,000
Assessed 2024
Previous assessed
$5,991,500
+29.3% YoY
Effective rate
3.14%
On assessed value
Assessed land
$997,500
Assessed improvement
$6,748,500
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1981
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
293,814 SF
Lot
32.68 ac (1,423,541 SF)
APN
WFLD M:49-R L:8
UPID
US38-0725579
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
$16.5M
WAREHOUSE, STORAGE
Est. value
$15.0M
INDUSTRIAL (GENERAL) Current
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
1981
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
32.68 ac
Current owner
From public records · entity-resolved
James Hardie Bldg
Individual
Free & Clear · 7 yrs held
Mailing address
26300 LA ALAMEDA #300, MISSION VIEJO, CA 92691-6317
Ownership since
2018
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
Nov 27, 2018
$8,350,000
James Hardie Bldg
70 Turnpike Owner Spe LLC
Quit Claim Deed
—
Aug 14, 2017
$3,612,500
70 Turnpike Owner Spe LLC
Spirit Spe Portfolio 2006
Quit Claim Deed
$4,152,500 · A10 Cap
Mar 22, 2007
$11,094,675
Spirit Spe Portfolio LLC
National Envelope Corp
Grant Deed
—
Nov 7, 2003
—
Natl Envelope Corp
—
Deed Of Trust
related
$165,000,000 · General Electric Capital Corp
Sep 24, 1996
—
Old Colony Envelope Co
—
Deed Of Trust
related
$22,000,000 · State Street Bank & Trust Co
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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