New search
Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Investment properties
80 Prospect St, Hatfield, MA 01038-9741
Individually Owned
3-yr Hold
Property ID
US38-1809803
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Total area
7,483 SF
Lot
1.24 ac (54,149 SF)
Zoning code
RR
APN
HATF M:0220 B:0199 L:0
UPID
US38-1809803
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
$1.08M
Blend (final)
Blend
$785k
Owner & transaction history
Phaneuf Family 2023 Irt · 3 yrs held
Phaneuf Family 2023 Irt
since 2023
7 recorded transactions
Zoning & alternative use
RR · Hatfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+8.1%
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 Hatfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hatfield 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
COMMERCIAL (GENERAL)
$1,080,000
Current use
RETAIL STORES
$1,165,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$105 / 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
$10,441
Tax year 2024
Assessed value
$682,000
Assessed 2024
Previous assessed
$682,000
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$138,500
Assessed improvement
$543,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Heating
WOOD FURNACE
Buildings
2
Units
2
Total area
7,483 SF
Lot
1.24 ac (54,149 SF)
Zoning code
RR
APN
HATF M:0220 B:0199 L:0
UPID
US38-1809803
Jurisdiction
HATFIELD
Zoning & alternative use
RR · Hatfield, MA
Zoning RR · permitted uses
RR · Hatfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hatfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
Heating
WOOD FURNACE
Buildings
2
Units
2
Lot
1.24 ac
Current owner
From public records · entity-resolved
Phaneuf Family 2023 Irt
Individual
Mailing address
80 PROSPECT ST, HATFIELD, MA 01038-9741
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Feb 8, 2023
—
Phaneuf Family 2023 Irt
Scott N Phaneuf
Deed
—
Jan 4, 2023
—
Scott N Phaneuf
—
Deed
related
$325,000 · Easthampton Savings Bank
Oct 31, 2012
—
Scott N Phaneuf
—
Deed Of Trust
related
$314,400 · Easthampton Savings Bank
Oct 15, 2003
—
Donna M Helems-phaneuf
—
Deed Of Trust
related
$320,000 · Easthampton Savings Bank
Feb 13, 2002
—
Donna M Phaneuf
—
Deed Of Trust
related
$82,000 · Easthampton Savings Bank
Oct 8, 1999
$110,000
Phaneuf,donna
Lavallee,ronald
Grant Deed
—
Oct 8, 1999
—
Phaneuf,donna M
—
Grant Deed
related
$100,000 · Northampton Coop Bank
Sep 9, 1994
—
Ronald R Lavallee
—
Deed Of Trust
related
$20,000 · Deborah Lavallee
Jan 29, 1988
—
Ronald R Lavallee
—
Deed Of Trust
related
$30,000 · Heritage Nis Bank For Savings
Sep 23, 1987
—
Ronald R Lavallee
—
Deed Of Trust
related
$20,000 · Heritage Nis Bank For Savings
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.
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?”
You own 80 Prospect St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
