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    Multi-Building Flex and Warehouse Complex Title is generated by Realmo AI

    277 Palmer Rd Ware, Ware, MA 01082

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    For Sale
    $1,150,000

    Four-building complex with retail front visibility and warehouse loading options for owner-users or investors.

    Property size:
    26,033 SF
    Lot size:
    4.50 Acres
    Price / SF:
    $44/SF
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:10 am

    Property Features for 277 Palmer Rd Ware

    General Information

    Standard status
    Active
    Size
    26,033 SF
    Lot size
    4.50 Acres

    Building Details

    Year Built
    1930

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    Listing Contact
    Amanda Lucido Hodges

    Listing agent Amanda Lucido Hodges

    Listing office

    Listing date Jun 3, 2026

    Source Bournetosellrealestate

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Amanda Lucido Hodges

    HighLights

    • Approximately 26,033 SF four‑building commercial complex on 4.5 acres along MA Rt. 32
    • Front building (former residence) most recently used as retail with visibility along the busy Palmer Rd. corridor
    • Three PEMB‑style warehouse/light industrial buildings with dock‑high and drive‑in loading
    • Multi‑use setup includes retail, warehouse, and light industrial spaces for tenant or owner‑occupant needs
    • Rear paved lot provides additional parking and potential outdoor storage or future development

    Overview

    The Ware Business Center is an approximately 26,033 SF, multi-building commercial complex arranged across 4.5 acres, offering a blend of retail, warehouse, and light industrial space. The front building, most recently operated as retail and described as a former residence, provides strong visibility along the busy Palmer Rd. corridor. Behind it, three PEMB-style warehouse/light industrial buildings are configured for flexible operations with dock-high and drive-in loading capabilities.

    The property is located along MA Rt. 32 and is positioned just minutes from the Palmer I-90/Mass Pike interchange and downtown Ware, supporting regional access. A rear paved lot adds practical space for expanded parking, outdoor storage, or other site uses.

    For tenants, buyers, and operators, the combination of storefront-facing space and back-of-house loading features can support a wide range of owner-occupant or multi-tenant layouts. Current occupancy includes several long-standing tenants, while partial vacancy may allow an owner-user to occupy additional space. The property’s mix of uses and loading options is well-suited for users seeking both visibility and functional warehouse access within a single site.
    Location Intelligence

    Current Use by Public Records

    Firesafe Chimney Services ... General Contractor Current Components Inc Electrical Service Sunny & Shears Hair Salon Cycle Engineering Inc Construction Company New England Powder ... Powder Coating Service

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ware
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.2705428
    Latitude
    42.2461998

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    FAQs

    What type of property is this?
    Flex space - Four-building complex with retail front visibility and warehouse loading options for owner-users or investors.
    Where is this flex space located?
    The property is located at 277 Palmer Rd Ware Ware, MA.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: Approximately 26,033 SF four‑building commercial complex on 4.5 acres along MA Rt. 32; Front building (former residence) most recently used as retail with visibility along the busy Palmer Rd. corridor; Three PEMB‑style warehouse/light industrial buildings with dock‑high and drive‑in loading
    (508) 643-8166
    We can help!
    Listing Contact
    Amanda Lucido Hodges
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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