945 Clubhouse Rd Tolland, MA 01034-9552
Entity Owned
Free & Clear
Estimated value (blended)
$615k
Range $554k – $677k (±10%)
Property ID
US38-0701881
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1928
Construction
CONCRETE
Total area
4,304 SF
Lot
2.75 ac (119,877 SF)
Zoning code
R1
APN
TOLL M:4080 B:0000 L:00020
UPID
US38-0701881
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$615k
Owner & transaction history
Zoning & alternative use
R1 · Tolland, MA
Top alternative use upside
Auto repair, garage
$540,000
+43.2%
Retail stores
$440,000
+16.3%
Office building
$395,000
+4.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 18 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$615k
Value range
$554k – $677k
±10% around blend
Estimated value / SF
$143 / SF
Confidence
High
18 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$554k
blend $615k
$677k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,304 SF
Lot area
2.75 ac
Year built
1928
Stories
2
APN
TOLL M:4080 B:0000 L:00020
Assessed value
$935,800
Annual tax
$7,486
3
Income approach: direct capitalization
Partial preview
Income approach indication
$670k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$725k
@ 6.5% CAP return
$670k
@ 7% CAP return
$625k
4
Sales comparison
Partial preview
Sales approach indication
$395k
Weighted, 18 comps · high confidence
Evidence
18 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.1 mi away · 3,965 SF
13.1 mi away · 4,548 SF
17.6 mi away · 3,104 SF
17.9 mi away · 5,200 SF
19.1 mi away · 3,864 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$615k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 433 sales
$87
+63%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $143/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+43%
vs current-use indication
Retail Stores
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 18 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$936k
Move the market yield to see immediate price impact.
Value / SF
$217
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$59k
$1.18M
$842k
$655k
$66k
$1.31M
$936k
$728k
$72k
$1.44M
$1.03M
$801k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
18 found
High confidence · county-verified
Closest comparable
$780k
12.6 mi · Dec 2025 · $178/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,486
Tax year 2024
Assessed value
$935,800
Assessed 2024
Previous assessed
$935,800
+0.0% YoY
Effective rate
0.80%
On assessed value
Assessed land
$308,200
Assessed improvement
$627,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1928
Construction
CONCRETE
Heating
WOOD FURNACE
Buildings
2
Stories
2
Units
2
Rooms
6
Total area
4,304 SF
Lot
2.75 ac (119,877 SF)
Zoning code
R1
APN
TOLL M:4080 B:0000 L:00020
UPID
US38-0701881
Jurisdiction
TOLLAND
Zoning & alternative use
R1 · Tolland, MAZoning R1 · permitted uses
R1 · Tolland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1928
Construction
CONCRETE
Heating
WOOD FURNACE
Stories
2
Buildings
2
Units
2
Rooms
6
Lot
2.75 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R1
Jurisdiction
Tolland, MA
Recorded code
R1
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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