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Property profile & analytics
FOR LEASE
Sports & entertainment properties
92 Race St, Holyoke, MA 01040
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0420108
For Lease
1 / 18
$13 SF/Yr
92 Race St, Holyoke, MA 01040
View Listing →
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1927
Construction
FRAME
Total area
29,981 SF
Lot
0.38 ac (16,579 SF)
Zoning code
IG
APN
HOLY M:0033 B:0007 L:19
UPID
US38-0420108
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
-
cowork92 Coworking & Hybrid Office
-
Fish Eye Digital Photography Photography Service (Bike/Boat/Book/etc) Store
-
LightHouse Holyoke High School
-
Paper City Art Kids Theater & Performing Art Venue
-
VK Restoration Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.04M
Owner & transaction history
Lighthouse Personalized E · 1 yrs held
Lighthouse Personalized E
since 2024
Last sale
$3.0M
2 recorded transactions
Zoning & alternative use
IG · Holyoke, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+15.1%
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 Holyoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holyoke 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
$3,040,000
ML approach
$3,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$2,355,000
Current use
RESTAURANT
$2,710,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$2,350,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,320,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$2,015,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.04M
Range $2.74M – $3.34M · ±10% · vs last sale $3.04M (Jul 18 2024)
Last sale anchor
$3.04M
Jul 18 2024
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
$101 / 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
$23,379
Tax year 2024
Assessed value
$580,700
Assessed 2024
Previous assessed
$581,500
-0.1% YoY
Effective rate
4.03%
On assessed value
Assessed land
$27,400
Assessed improvement
$553,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
For Lease
Year built
1927
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
1
Bathrooms
7
Total area
29,981 SF
Lot
0.38 ac (16,579 SF)
Zoning code
IG
APN
HOLY M:0033 B:0007 L:19
UPID
US38-0420108
Jurisdiction
HOLYOKE
Zoning & alternative use
IG · Holyoke, MA
Zoning IG · permitted uses
IG · Holyoke, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holyoke. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$2.0M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1927
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
1
Bathrooms
7
Lot
0.38 ac
Current owner
From public records · entity-resolved
Lighthouse Personalized E
Individual
Mailing address
92 RACE ST, HOLYOKE, MA 01040-5854
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2024
$3,040,000
Lighthouse Personalized E
92 Race Street LLC
Quit Claim Arm's Length For Ne States
$2,575,000 · Greenfield Cooperative Bank
Mar 31, 2016
—
Thomas N Wilson
92 Race Street LLC
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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