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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Industrial properties
89 Guion St, Springfield, MA 01104-3001
Individually Owned
4-yr Hold
Free & Clear
Property ID
US38-1016764
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1971
Total area
38,368 SF
Lot
4.59 ac (199,940 SF)
Zoning code
I2
APN
SPRI S:06143 P:0005
UPID
US38-1016764
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
-
Northstar Pulp & Paper Company, Inc. Warehouse & Storage
-
Northstar Disposal Corporation Waste Management Facility
-
Casella Waste Systems Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$2.42M
Owner & transaction history
Casella Major Account · 4 yrs held
Casella Major Account
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
I2 · Springfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+75.4%
Retail stores
$2.6M
+39.0%
Warehouse, storage
$2.0M
+4.5%
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 Springfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Springfield 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
$2,385,000
ML approach
$2,285,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,875,000
Current use
RESTAURANT
$3,290,000
Change: +75% · Conversion: Difficult
RETAIL STORES
$2,610,000
Change: +39% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,960,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±10% · vs last sale $2.50M (Mar 4 2022)
Last sale anchor
$2.50M
Mar 4 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
$63 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$76,491
Tax year 2020
Assessed value
$2,415,400
Assessed 2023
Previous assessed
$2,415,400
+0.0% YoY
Effective rate
3.17%
On assessed value
Assessed land
$296,200
Assessed improvement
$2,119,200
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1971
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
38,368 SF
Lot
4.59 ac (199,940 SF)
Zoning code
I2
APN
SPRI S:06143 P:0005
UPID
US38-1016764
Jurisdiction
SPRINGFIELD
Zoning & alternative use
I2 · Springfield, MA
Zoning I2 · permitted uses
I2 · Springfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Springfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.9M
RESTAURANT
Est. value
$3.3M
RETAIL STORES
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
WAREHOUSE, STORAGE
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
1971
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
4.59 ac
Current owner
From public records · entity-resolved
Casella Major Account
Individual
Free & Clear · 4 yrs held
Mailing address
89 GUION ST, SPRINGFIELD, MA 01104-3001
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
$2,495,370
Casella Major Account
Guion Street Realty Corp
Quit Claim Arm's Length For Ne States
—
Jul 23, 2010
—
Guion Street Realty Corp
—
Deed Of Trust
related
$2,000,000 · Jeffrey A Simpson
Aug 29, 2008
$2,000
Daniel Tebaldi
Hano RT
Grant Deed
—
Sep 10, 2003
—
Guion Street Rlty Corp
—
Deed Of Trust
related
$1,965,000 · Banknorth NA
Dec 11, 2000
—
Quidon St Rlty Corp
—
Deed Of Trust
related
$1,190,000 · First Massachusetts Bank
Nov 8, 1999
$40,000
Gs Terminal INC
Quion St Rlty Corp
Grant Deed
—
May 5, 1998
$925,000
Guion Street Rlty Corp
Hano RT
Grant Deed
$925,000 · Bankboston Development Co LLC
Nov 14, 1997
—
Hano RT
—
Deed Of Trust
related
$603,000 · Bankboston Development Co LLC
Mar 24, 1993
—
Technicarbon Co LP
—
Deed Of Trust
related
$4,000,000 · Worth Funding INC
Aug 26, 1992
—
Hano RT
—
Deed Of Trust
related
$800,000 · Bankboston Development Co LLC
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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