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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Commercial real estate
77 Ml St, Westfield, MA 01085-4598
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1561878
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
8.41 ac (366,340 SF)
APN
WFLD M:41 L:54
UPID
US38-1561878
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Lower Mill INC · 5 yrs held
Lower Mill INC
since 2020
7 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
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
—
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 2020Property tax & assessments
Tax year 2020
Tax billed
$99,236
Tax year 2020
Assessed value
$3,661,400
Assessed 2024
Previous assessed
$3,147,500
+16.3% YoY
Effective rate
2.71%
On assessed value
Assessed land
$284,800
Assessed improvement
$3,376,600
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Lot
8.41 ac (366,340 SF)
APN
WFLD M:41 L:54
UPID
US38-1561878
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
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Lot
8.41 ac
Current owner
From public records · entity-resolved
Lower Mill INC
Entity
Mailing address
PO BOX 493, WILBRAHAM, MA 01095-0493
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2020
—
Lower Mill INC
—
Deed
related
$5,920,000 · Easthampton Savings Bank
May 24, 2019
—
Lower Mill INC
—
Deed
related
$3,037,500 · Easthampton Savings Bank
Aug 10, 1999
—
Lower Mill INC
—
Deed Of Trust
related
$75,000 · Westfield Bank Fsb
Apr 20, 1999
—
Westfield Mental Hlth
—
Deed Of Trust
related
$185,488 · Community Economic
Dec 2, 1998
—
Lower Mill INC
—
Deed Of Trust
related
$1,845,000 · Westfield Bank Fsb
Nov 24, 1997
—
Lower Mill INC
—
Deed Of Trust
related
$35,000 · Woronoco Savings Bank
Dec 13, 1996
—
Lower Mill INC
—
Deed Of Trust
related
$1,098,000 · Westfield Bank Fsb
Jan 6, 1993
—
Lower Mill INC
—
Deed Of Trust
related
$100,000 · Louis J Scarfo
Mar 4, 1988
—
Lower Mill INC
—
Deed Of Trust
related
$300,000 · Zwi Kohorn
—
—
Lower Mill INC
—
Loan Modification
related
$2,672,000 · Westfield Bk
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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