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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Investment properties
10 Windsor Dr, Wareham, MA 02571-1457
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-1613109
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1987
Total area
5,408 SF
Lot
0.71 ac (31,030 SF)
APN
WARE M:00059 B:000 L:00L62
UPID
US38-1613109
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
-
Best Friends Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$805k
Comparable Approach
Comparable
$504k
Blend (final)
Blend
$640k
Owner & transaction history
Laporta,leonarda M Trust · 7 yrs held
Laporta,leonarda M Trust
since 2018
7 recorded transactions
Zoning & alternative use
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 Wareham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wareham 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%
$870,000
6.5%
$805,000
7%
$745,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$985,000
Current use
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$118 / 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
$6,931
Tax year 2024
Assessed value
$617,200
Assessed 2024
Previous assessed
$617,200
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$105,500
Assessed improvement
$511,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1987
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
6
Bathrooms
4
Total area
5,408 SF
Lot
0.71 ac (31,030 SF)
APN
WARE M:00059 B:000 L:00L62
UPID
US38-1613109
Jurisdiction
WAREHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
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
COMMERCIAL (GENERAL) Current
Est. value
$985,000
COMMERCIAL (GENERAL) Current
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
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
6
Bathrooms
4
Lot
0.71 ac
Current owner
From public records · entity-resolved
Laporta,leonarda M Trust
Trust
Mailing address
10 WINDSOR DR, WAREHAM, MA 02571-1457
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2021
—
L M Laporta Ret 2018
—
Deed
related
$535,000 · Baycoast Bank
Nov 2, 2018
—
Laporta,leonarda M Trust
Laporta,leonarda M
Quit Claim Deed
related
—
Aug 15, 2007
—
Leonarda M Laporta
—
Deed Of Trust
related
$30,000 · Mayflower Capital Bank
Feb 13, 2007
—
Leonarda M Laporta
—
Deed Of Trust
related
$560,000 · American Brokers Conduit
Feb 9, 2004
—
Leonarda Maria Laporta
—
Deed Of Trust
related
$400,000 · Ameriquest Mortgage Corp
Oct 8, 2003
—
Leonarda Maria Laporta
—
Deed Of Trust
related
$387,000 · Ameriquest Mortgage Corp
Jan 30, 2002
—
Leonarda M Laporta
—
Deed Of Trust
related
$207,000 · Cit Group Consumer Fin
Jun 16, 1995
—
Leonarda M Barrett
—
Deed Of Trust
related
$31,400 · Ge Mortgage Services INC
Dec 3, 1993
—
Glenn P Barrett
—
Deed Of Trust
related
$93,000 · Plaza Home Mtg Fsb
Sep 26, 1990
—
Glenn P Barrett
—
Deed Of Trust
related
$108,000 · Plymouth Mortgage Corp
Nov 9, 1989
—
Glenn P Barrett
—
Deed Of Trust
related
$47,000 · Plymouth Savings Bank
Jul 7, 1988
—
Glenn Barrett
—
Deed Of Trust
related
$65,344 · Zwi Kohorn
Oct 27, 1987
—
Glenn P Barrett
—
Deed Of Trust
related
$40,000 · Sandwich Cp Bank
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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