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Property profile & analytics
OFF-MARKET
Estimated value
$8,915,000
Manufacturing properties
1 Nemco Way, Ayer, MA 01432-1539
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0898855
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1987
Total area
96,036 SF
Lot
9.82 ac (427,759 SF)
Zoning code
I
APN
AYER M:017 B:0000 L:0021
UPID
US38-0898855
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
-
Catania Oils Distribution & Main Offices Production Facility Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.92M
Owner & transaction history
Jar Realty Corp · 11 yrs held
Jar Realty Corp
since 2015
7 recorded transactions
Zoning & alternative use
I · Ayer, 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 Ayer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ayer 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$14,740,000
Current use
WAREHOUSE, STORAGE
$13,970,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$8.92M
Range $8.02M – $9.81M · ±10%
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
$93 / 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
$212,105
Tax year 2024
Assessed value
$7,746,700
Assessed 2024
Previous assessed
$7,225,100
+7.2% YoY
Effective rate
2.74%
On assessed value
Assessed land
$696,100
Assessed improvement
$7,050,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1987
Heating
NONE
Total area
96,036 SF
Lot
9.82 ac (427,759 SF)
Zoning code
I
APN
AYER M:017 B:0000 L:0021
UPID
US38-0898855
Jurisdiction
AYER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Ayer, MA
Zoning I · permitted uses
I · Ayer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ayer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$14.7M
WAREHOUSE, STORAGE
Est. value
$14.0M
INDUSTRIAL (GENERAL) Current
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
1987
Heating
NONE
Lot
9.82 ac
Current owner
From public records · entity-resolved
Jar Realty Corp
Entity
Mailing address
3 NEMCO WAY, AYER, MA 01432-1539
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2015
$86,000
Jar Realty Corp
Ardent Mills LLC
Quit Claim Deed
—
Aug 16, 2012
—
Jar Realty Corp
—
Deed Of Trust
related
$1,735,299 · Sovereign Bank
Dec 30, 2010
$1
Jar Realty Corp
Basile,anthony J Tr
Grant Deed
—
Dec 30, 2010
—
Jar Realty Corp
—
Deed Of Trust
related
$814,000 · Sovereign Bank
Dec 11, 2001
—
Jar RT
—
Deed Of Trust
related
$3,298,083 · Sovereign Bank
Dec 22, 1993
—
Jar RT
—
Deed Of Trust
related
$1,650,000 · Shawmut
Dec 31, 1992
$587,500
Jar RT
Stony Brook Assocs RT
Grant Deed
$562,500 · Zenon Grzybowski
—
—
Jar Rlty Corp
—
Deed Of Trust
related
$1,349,677 · Bank Of America
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.
Try Rey
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