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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Residential income homes
87 Canal St, South Hadley, MA 01075-2743
Entity Owned
26-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0743930
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2000
Construction
FRAME
Total area
8,224 SF
Lot
1.64 ac (71,438 SF)
Zoning code
IA
APN
SHAD M:0020 B:0042A L:0000
UPID
US38-0743930
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
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Canal St Dev LLC · 26 yrs held
Canal St Dev LLC
since 2000
7 recorded transactions
Zoning & alternative use
IA · South Hadley, MA
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 South Hadley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hadley 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
RETAIL STORES
$1,075,000
Change: 0% · Conversion: Difficult
RESTAURANT
$910,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$890,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$800,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$126 / 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
$14,237
Tax year 2024
Assessed value
$855,100
Assessed 2024
Previous assessed
$855,100
+0.0% YoY
Effective rate
1.66%
On assessed value
Assessed land
$111,500
Assessed improvement
$743,600
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
8,224 SF
Lot
1.64 ac (71,438 SF)
Zoning code
IA
APN
SHAD M:0020 B:0042A L:0000
UPID
US38-0743930
Jurisdiction
SOUTH HADLEY
Zoning & alternative use
IA · South Hadley, MA
Zoning IA · permitted uses
IA · South Hadley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Hadley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.1M
RESTAURANT
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$890,000
COMMERCIAL (GENERAL)
Est. value
$800,000
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
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
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
Canal St Dev LLC
Entity
Mailing address
270 EXCHANGE ST, CHICOPEE, MA 01013-6404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2013
—
Canal St Development LLC
—
Deed Of Trust
related
$300,000 · Country Bank
May 29, 2013
—
Canal Street Dev LLC
—
Deed Of Trust
related
$600,000 · Country Bank
Feb 4, 2009
—
Canal St Dev LLC
—
Deed Of Trust
related
$150,000 · Peoples Bank Holyoke
Sep 28, 2007
—
Eldercare Initiatives INC
—
Deed Of Trust
related
$800,000 · Massachusetts Dev Fin'l Agency
Mar 7, 2007
—
Eldercare Initiatives INC
—
Deed Of Trust
related
$6,095,400 · Hud
Jun 2, 2005
—
Canal St Dev LLC
—
Grant Deed
related
$100,000 · Peoples Bank Holyoke
Feb 6, 2001
—
Canal St Devel LLC
—
Deed Of Trust
related
$100,000 · Peoples Bank Holyoke
May 31, 2000
$310,000
Canal St Dev LLC
Benjamin C White Post
Grant Deed
$840,000 · Peoples Bank Holyoke
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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