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Property profile & analytics
OFF-MARKET
Estimated value
$290,000
Investment properties
100 Church St Ware, MA 01082-1231
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1230775
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
FRAME
Total area
2,424 SF
Lot
0.37 ac (16,183 SF)
Zoning code
DTR
APN
WARE M:00063 B:00000 L:00107
UPID
US38-1230775
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
$305k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$290k
Owner & transaction history
Miguel E Ocasio · 2 yrs held
Miguel E Ocasio
since 2023
Last sale
$350,000
4 recorded transactions
Zoning & alternative use
DTR · Ware, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district encompasses the high density residential neighborhoods that were developed during the time period when the mills were the major employer of the town, long before Zoning was in place.
Zone name
Downtown Residential
General category
COMMERCIAL
Zone area
603.53 ac
Source
Realmo
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 Ware submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ware 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
$290,000
ML approach
$305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$290k
Range $261k – $319k · ±10% · vs last sale $350k (Sep 8 2023)
Last sale anchor
$350k
Sep 8 2023
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
$120 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$4,222
Tax year 2023
Assessed value
$244,600
Assessed 2023
Previous assessed
$244,600
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$42,400
Assessed improvement
$202,200
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
1890
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
2
Total area
2,424 SF
Lot
0.37 ac (16,183 SF)
Zoning code
DTR
APN
WARE M:00063 B:00000 L:00107
UPID
US38-1230775
Jurisdiction
WARE
Zoning & alternative use
DTR · Ware, MAZoning DTR · permitted uses
DTR · Ware, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district encompasses the high density residential neighborhoods that were developed during the time period when the mills were the major employer of the town, long before Zoning was in place.
Zone name
Downtown Residential
General category
COMMERCIAL
Zone area
603.53 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1890
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Miguel E Ocasio
Individual
Mailing address
100 CHURCH ST, WARE, MA 01082-1231
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
—
Ocasio Miguel
—
Deed
related
$84,000 · American Pacific Mortgage
Oct 9, 2025
—
Miguel E Ocasio
—
Deed
related
$331,000 · Rocket Mortgage LLC
Oct 7, 2024
—
Miguel E Ocasio
—
Deed
related
$15,000 · Greater Springfield Credit Union
Sep 8, 2023
$350,000
Miguel E Ocasio
Muri Marjorie A Est
Fiduciary Deed
$323,000 · Fairway Independent Mortgage Corp
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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