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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Turn key restaurants
80 Church St, Lenox, MA 01240-2554
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-1689364
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1832
Construction
FRAME
Total area
1,857 SF
Lot
0.3 ac (13,068 SF)
Zoning code
COMMER
APN
LENO M:43 B:114 P:0000 U:00
UPID
US38-1689364
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
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$601k
Blend (final)
Blend
$625k
Owner & transaction history
Amici Realty LLC · 2 yrs held
Amici Realty LLC
since 2024
Last sale
$625,000
3 recorded transactions
Zoning & alternative use
COMMER · Lenox, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$405,000
+12.2%
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 Lenox submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lenox 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
$625,000
ML approach
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$405,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $625k (Feb 2 2024)
Last sale anchor
$625k
Feb 2 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
$337 / 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
$6,222
Tax year 2024
Assessed value
$484,200
Assessed 2024
Previous assessed
$465,500
+4.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$188,000
Assessed improvement
$296,200
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1832
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Total area
1,857 SF
Lot
0.3 ac (13,068 SF)
Zoning code
COMMER
APN
LENO M:43 B:114 P:0000 U:00
UPID
US38-1689364
Jurisdiction
LENOX
Zoning & alternative use
COMMER · Lenox, MA
Zoning COMMER · permitted uses
COMMER · Lenox, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lenox. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$405,000
COMMERCIAL (GENERAL)
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
1832
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Amici Realty LLC
Entity
Free & Clear · 2 yrs held
Mailing address
80 CHURCH ST, LENOX, MA 01240-2554
Ownership since
2024
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
Jul 18, 2025
—
Amici Realty LLC
—
Deed
related
$350,000 · Church St Hldg LLC
Feb 2, 2024
$625,000
Amici Realty LLC
North Sandy Brook LLC
Deed
—
Dec 7, 2021
$1,250,000
North Sandy Brook LLC
90 Church Street Corp
Quit Claim Arm's Length For Ne States
—
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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