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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Manufacturing properties
978 Southampton Rd, Westfield, MA 01085-1364
Entity Owned
~
Est. High Equity
Property ID
US38-0310125
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Construction
FRAME
Total area
16,900 SF
Lot
1.77 ac (77,101 SF)
APN
WFLD M:63-R L:30
UPID
US38-0310125
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
$1.39M
Comparable Approach
Comparable
$919k
Blend (final)
Blend
$1.17M
Owner & transaction history
Ddmns Realty LLC
Ddmns Realty LLC
since 2025
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+81.2%
Office building
$1.6M
+63.4%
Commercial (general)
$1.4M
+49.1%
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 Westfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westfield 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%
$1,505,000
6.5%
$1,390,000
7%
$1,290,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$950,000
Current use
RETAIL STORES
$1,720,000
Change: +81% · Conversion: Moderate
OFFICE BUILDING
$1,550,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,415,000
Change: +49% · Conversion: Difficult
WAREHOUSE, STORAGE
$865,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.50M (Jun 4 2025)
Last sale anchor
$1.50M
Jun 4 2025
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
$69 / 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
$19,000
Tax year 2024
Assessed value
$605,300
Assessed 2024
Previous assessed
$587,400
+3.0% YoY
Effective rate
3.14%
On assessed value
Assessed land
$101,200
Assessed improvement
$504,100
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
16,900 SF
Lot
1.77 ac (77,101 SF)
APN
WFLD M:63-R L:30
UPID
US38-0310125
Jurisdiction
WESTFIELD
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$950,000
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$865,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
1.77 ac
Current owner
From public records · entity-resolved
Ddmns Realty LLC
Entity
Mailing address
8 ROCKYBROOK DR, HUNTINGTON, MA 01050-9611
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2025
$1,500,000
Ddmns Realty LLC
Kenneth G Dulude
Warranty Deed
$1,030,000 · Kenneth G Dulude JR
Dec 1, 2005
$850,000
Donna L Dulude
Stellwagen Rlty Grp In
Deed
$550,000 · Citizens Bank Of Ma
Dec 18, 2003
$1,000
Stellwagen Rlty Grp INC
Dbk Rlty Assoc LLP
Grant Deed
related
—
Apr 19, 2000
—
Stellwagen Rlty Grp
—
Deed Of Trust
related
$266,000 · Westfield Bank Fsb
Apr 15, 1999
$281,500
Stellwagen Rlty Grp
Robert E Schmidt T
Grant Deed
$225,600 · Westfield Bank Fsb
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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