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Property profile & analytics
FOR LEASE
Super regional malls
139 West St Ware, MA 01082
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1035960
For Lease
1 / 4
$3,265,000
139 West St, Ware, MA 01082
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1965
Construction
STEEL FRAME
Total area
18,000 SF
Lot
1.73 ac (75,359 SF)
Zoning code
HC
APN
WARE M:00056 B:00000 L:00107
UPID
US38-1035960
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
-
Dollar General Discount Store
-
Subway Take-out & Catering
-
Dunkin' Cafe & Coffee Shop
-
Danae Henn Pharmacy
-
CDReload - Online Bitcoin ATM Crypto Atm Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.27M
Owner & transaction history
Samp Realty LLC · 3 yrs held
Samp Realty LLC
since 2022
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
HC · Ware, 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 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
$3,845,000
ML approach
$3,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,320,000
Change: 0% · Conversion: Moderate
RETAIL STORES
$2,050,000
Change: 0% · Conversion: Easy
RESTAURANT
$1,990,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.27M
Range $2.94M – $3.59M · ±10% · vs last sale $2.70M (Sep 30 2022)
Last sale anchor
$2.70M
Sep 30 2022
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
$181 / 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
$34,624
Tax year 2023
Assessed value
$2,006,000
Assessed 2023
Previous assessed
$2,006,000
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$135,000
Assessed improvement
$1,871,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
8
Total area
18,000 SF
Lot
1.73 ac (75,359 SF)
Zoning code
HC
APN
WARE M:00056 B:00000 L:00107
UPID
US38-1035960
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
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$2.1M
RESTAURANT
Est. value
$2.0M
OFFICE BUILDING
RETAIL STORES
RESTAURANT
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
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
8
Lot
1.73 ac
Current owner
From public records · entity-resolved
Samp Realty LLC
Entity
Mailing address
139 WW ST STE #315, WARE, MA 01082-1415
Ownership since
2022
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
Sep 30, 2022
$2,700,000
Samp Realty LLC
Alexandria T LLC
Quit Claim Arm's Length For Ne States
$1,710,000 · Salem Five Cents Savings Bank
Jan 5, 2021
$2,125,000
Alexandria T LLC
Net Acquisitions LLC
Quit Claim Arm's Length For Ne States
$1,375,000 · Salem Five Cents Savings Bank
Sep 4, 2020
$2,125,000
Net Acquisitions LLC
Ware Equity Partners LLC
Quit Claim Arm's Length For Ne States
$1,375,000 · Salem Five Cents Savings Bank
Apr 2, 2020
$1,300,000
Walgreen Estn Co INC
Pjc Realty Ma INC
Quit Claim Deed
—
Apr 2, 2020
$680,000
Ware Equity Ptrs LLC
Walgreen Estn Co INC
Warranty Deed
—
Oct 10, 2018
$1,300,000
Walgreen Estn Co INC
Pjc Realty Ma INC
Quit Claim Deed
—
Jun 30, 2003
$1
Pjc Realty Ma INC
Pjc Rlty Co INC
Grant Deed
related
—
Feb 28, 1996
$600,000
Pjc Realty Co INC
Omni RT
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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