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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Investment properties
12 Wareham St Middleboro, MA 02346-2451
Entity Owned
5-yr Hold
Property ID
US38-1221021
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
11,174 SF
Lot
0.25 ac (10,890 SF)
APN
MIDD M:0050P L:6298 U:0000
UPID
US38-1221021
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
$1.46M
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.24M
Owner & transaction history
Therrien Properties LLC · 5 yrs held
Therrien Properties LLC
since 2020
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+14.7%
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 Middleboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middleboro 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
$1,425,000
ML approach
$1,455,000
CAP Approach
CAP Return
Estimation
6%
$1,800,000
6.5%
$1,660,000
7%
$1,540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,695,000
Current use
RETAIL STORES
$1,945,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.20M (Dec 1 2020)
Last sale anchor
$1.20M
Dec 1 2020
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
$111 / 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
Assessed value
$1,368,900
Assessed 2024
Previous assessed
$1,389,300
-1.5% YoY
Assessed land
$256,800
Assessed improvement
$1,112,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1900
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
12
Bathrooms
12
Total area
11,174 SF
Lot
0.25 ac (10,890 SF)
APN
MIDD M:0050P L:6298 U:0000
UPID
US38-1221021
Jurisdiction
MIDDLEBORO
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
$1.7M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1900
Construction
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Units
12
Bathrooms
12
Lot
0.25 ac
Current owner
From public records · entity-resolved
Therrien Properties LLC
Entity
Mailing address
68 ALLERTON ST, PLYMOUTH, MA 02360-4112
Ownership since
2020
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
Apr 14, 2026
—
Therrien Properties LLC
—
Deed
related
$1,850,000 · Rockland Trust Company
Dec 1, 2020
$1,200,000
Therrien Properties LLC
Jw Manduca T
Quit Claim Arm's Length For Ne States
$900,000 · Rockland Trust Co
Dec 11, 2018
—
Joseph W Manduca
Jm
Quit Claim Deed
related
—
Jan 28, 2005
$1
Jim RT
Manduca,joseph W
Grant Deed
—
Oct 1, 2004
$885,000
Joseph W Manduca
Signore,dolores
Grant Deed
$580,000 · Rockland Trust Co
Jan 31, 2001
$408,660
Dolores Signore
Combined RT
Grant Deed
$280,000 · Randolph Savings Bank
Sep 28, 1995
—
Joc RT
—
Deed Of Trust
related
$225,000 · Bankboston Development Co LLC
Oct 4, 1989
—
Joc RT
—
Deed Of Trust
related
$230,000 · Sentry Fed Svgs Bk
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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