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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Retail space
104 Ww St, Ware, MA 01082-1588
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0224865
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
STEEL FRAME
Total area
13,080 SF
Lot
6.74 ac (293,725 SF)
Zoning code
HC
APN
WARE M:00056 B:00091 L:00001
UPID
US38-0224865
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
-
CVS Photo (Bike/Boat/Book/etc) Store Printing Service
-
CVS Pharmacy
-
CVS Pharmacy Pharmacy
-
UPS Access Point location Courier Service Postal Service
-
MoneyGram Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$2.55M
Owner & transaction history
Jayne E Searsrenfer · 9 yrs held
Jayne E Searsrenfer
since 2016
7 recorded transactions
Zoning & alternative use
HC · Ware, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.5M
+22.9%
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
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
RETAIL STORES
$2,035,000
Current use
OFFICE BUILDING
$2,505,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,885,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±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
$195 / 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
$33,681
Tax year 2023
Assessed value
$1,951,400
Assessed 2023
Previous assessed
$1,951,400
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$164,100
Assessed improvement
$1,787,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
13,080 SF
Lot
6.74 ac (293,725 SF)
Zoning code
HC
APN
WARE M:00056 B:00091 L:00001
UPID
US38-0224865
Jurisdiction
WARE
Zoning & alternative use
HC · Ware, MA
Zoning HC · permitted uses
HC · Ware, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ware. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
6.74 ac
Current owner
From public records · entity-resolved
Jayne E Searsrenfer
Individual
Mailing address
1 CVS DR, WOONSOCKET, RI 02895-6146
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2016
$7,651,236
Jayne E Searsrenfer
Hjn Hotels Corp
Quit Claim Arm's Length For Ne States
$2,700,000 · Farmington National Bank
May 20, 2015
$7,790,000
Hjn Hotels Corp
Cpi Ware LLC
Quit Claim Arm's Length For Ne States
$3,850,000 · Peoples United Bank
Dec 9, 2013
$7,152,542
Cpi Ware LLC
Jsd RT
Quit Claim Deed
$5,000,000 · Gary Needham
Jun 4, 2012
—
Jsd RT
—
Grant Deed
related
$300,000 · East Boston Savings Bank
Feb 9, 2011
—
Jsd RT
—
Deed Of Trust
related
$700,000 · East Boston Savings Bank
Jul 15, 2010
—
Jsd RT
—
Deed Of Trust
related
$400,000 · East Boston Savings Bank
May 13, 2010
$5,200,000
Jsd RT
Cp Ware Ma LLC
Grant Deed
$2,900,000 · East Boston Savings 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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