OFF-MARKET
Investment properties
Property ID
US38-0920316
Entity Owned Owner of record is a legal entity (LLC / corporation).
3-yr Hold Held for 3 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
Assessed value$212k
Assessed land$17k
Assessed improvement$195k
Value estimate · Sep 2026
$750k
$675k – $825k
AI approach$790k
CAP approach$800k
Realmo valuation models over county records and 11 qualifying comparable sales.
Recently sold
What actually traded nearby?
$70/SF
ZIP average, outlier-cleaned · 57 recorded sales of this use type
Observed band · Q1–Q3$33 – $101
Qualifying comparables11
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
BL
BL 10,000 Same as that of nearest residential district 75 100 30 30 15 30 2 26 35 BC - - - 80 - - - - - - - BG 10,000 Same as that of nea...
General categoryCOMMERCIAL
JurisdictionHOLYOKE
Location intelligence
Which uses thrive at this corner?
Best fit: Building Supply
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Building Supply11.9
Spa & Massage11.2
Bakery10.2
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 3 transfers
✓ 11 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$750k
Value range
$675k – $825k
±10% around blend
Estimated value / SF
$146 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$675k
blend $750k
$825k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,148 SF
Lot area
0.04 ac
Year built
1900
Stories
3
APN
HOLY M:0006 B:0008 L:11
Zoning
BL
Assessed value
$211,800
3
Income approach: direct capitalization
Partial preview
Income approach indication
$800k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$870k
@ 6.5% CAP return
$800k
@ 7% CAP return
$745k
4
Sales comparison
Partial preview
Sales approach indication
$404k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
1.1 mi away · 5,576 SF
1.6 mi away · 3,666 SF
4.0 mi away · 4,437 SF
5.0 mi away · 5,744 SF
6.1 mi away · 4,336 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$750k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 57 sales
$70
+107%
Submarket 57 sales
$70
+107%
County 433 sales
$87
+67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $146/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+90%
vs current-use indication
Auto Repair, Garage
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
7.00%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.00%
9.0%
NOI (est.)
$62k *
Last sale · Jun 2023
$889k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$889k
Move the market yield to see immediate price impact.
Value / SF
$173
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.50%7.00%7.50%
$56k
$861k
$800k
$746k
$62k
$957k
$889k
$829k
$68k
$1.05M
$977k
$912k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$325k
0.3 mi · Mar 2026 · $82/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
7
Rooms
12
Bathrooms
6
Total area
5,148 SF
Lot
0.04 ac (1,738 SF)
Zoning code
BL
APN
HOLY M:0006 B:0008 L:11
UPID
US38-0920316
Jurisdiction
HOLYOKE
Property tax & assessments
Tax year 2024
Assessed value
$211,800
Assessed 2024
Previous assessed
$211,800
+0.0% YoY
Assessed land
$16,700
Assessed improvement
$195,100
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BL
COMMERCIAL
Jurisdiction
Holyoke, MA
Recorded code
BL
Official district
BL
Official district profile
What the municipal code says about BL
Zoning description
BL 10,000 Same as that of nearest residential district 75 100 30 30 15 30 2 26 35 BC - - - 80 - - - - - - - BG 10,000 Same as that of nearest residential district. 100 100 20 25 10 20 2 35 50 BH 10,000 - 100 100 30 25 10…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BL in Holyoke, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
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