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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Auto shops
809 College Hwy, Southwick, MA 01077-9690
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0315801
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
2014
Construction
STEEL FRAME
Total area
7,250 SF
Lot
1.01 ac (43,920 SF)
APN
SWIC M:019 B:000 L:010
UPID
US38-0315801
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
Current use
Occupant on record · Public records
-
Five Star Transportation Inc School Bus Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$775k
Owner & transaction history
Procon Group LLC · 4 yrs held
Procon Group LLC
since 2022
Last sale
$750,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$975,000
+7.2%
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 Southwick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southwick 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
$795,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$905,000
Current use
RESTAURANT
$975,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$735,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $750k (Apr 12 2022)
Last sale anchor
$750k
Apr 12 2022
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
$107 / 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
$10,224
Tax year 2024
Assessed value
$660,900
Assessed 2024
Previous assessed
$511,300
+29.3% YoY
Effective rate
1.55%
On assessed value
Assessed land
$108,200
Assessed improvement
$552,700
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
7,250 SF
Lot
1.01 ac (43,920 SF)
APN
SWIC M:019 B:000 L:010
UPID
US38-0315801
Jurisdiction
SOUTHWICK
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
AUTO REPAIR, GARAGE Current
Est. value
$905,000
RESTAURANT
Est. value
$975,000
RETAIL STORES
Est. value
$735,000
AUTO REPAIR, GARAGE Current
RESTAURANT
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
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Procon Group LLC
Entity
Mailing address
1660 WESTOVER RD, CHICOPEE, MA 01020-2819
Ownership since
2022
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
Apr 12, 2022
$750,000
Procon Group LLC
809 College Highway LLC
Quit Claim Arm's Length For Ne States
$600,000 · Westfield Bank Fsb
Aug 4, 2014
—
809 College Highway LLC
—
Grant Deed
related
$475,000 · Westfield Bk Fsb
Dec 31, 2013
—
809 College Highway LLC
Lecrenski,theresa A
Quit Claim Deed
related
—
Mar 22, 2013
—
Theresa A Lecrenski
—
Deed Of Trust
related
$180,000 · Hampden Savings Bank
Jan 10, 1990
—
Frank A Lecrenski
—
Deed Of Trust
related
$60,000 · Springfield Inst Svgs
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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