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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Golf courses & driving ranges
90 Haydenville Rd Leeds, MA 01053
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1906803
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1969
Construction
FRAME
Total area
432 SF
Lot
14.15 ac (616,374 SF)
Zoning code
URA
APN
NHAM M:011A B:0058 L:0001
UPID
US38-1906803
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
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Deer Brook Farms LLC · 4 yrs held
Deer Brook Farms LLC
since 2022
Last sale
$490,000
3 recorded transactions
Zoning & alternative use
URA · Leeds, 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 Leeds submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leeds 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
$700,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $490k (Apr 27 2022)
Last sale anchor
$490k
Apr 27 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
$1,620 / 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
$3,269
Tax year 2024
Assessed value
$215,200
Assessed 2024
Previous assessed
$213,400
+0.8% YoY
Effective rate
1.52%
On assessed value
Assessed land
$124,500
Assessed improvement
$90,700
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1969
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Total area
432 SF
Lot
14.15 ac (616,374 SF)
Zoning code
URA
APN
NHAM M:011A B:0058 L:0001
UPID
US38-1906803
Jurisdiction
NORTHAMPTON
Zoning & alternative use
URA · Leeds, MAZoning URA · permitted uses
URA · Leeds, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1969
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Lot
14.15 ac
Current owner
From public records · entity-resolved
Deer Brook Farms LLC
Entity
Mailing address
PO BOX 415, EASTHAMPTON, MA 01027-0415
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2022
$490,000
Deer Brook Farms LLC
Aba Properties LLC
Deed
$377,625 · Greenfield Cooperative Bank
Apr 10, 2018
$430,000
Aba Properties LLC
Sstt LLC
Quit Claim Arm's Length For Ne States
$242,500 · Florence Bank
Mar 20, 2013
$396,000
Sstt LLC
Brisson,pierre R
Grant Deed
$395,999 · Pierre R Brisson
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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