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Property profile & analytics
OFF-MARKET
Estimated value
$18,985,000
Manufacturing properties
20 Cummings St, Ware, MA 01082-1716
Individually Owned
27-yr Hold
Free & Clear
Property ID
US38-1149347
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Total area
277,467 SF
Lot
9.86 ac (429,698 SF)
Zoning code
I
APN
WARE M:00053 B:00000 L:00006
UPID
US38-1149347
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
-
Kanzaki Specialty Papers Inc Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.71M
Blend (final)
Blend
$18.99M
Owner & transaction history
Kanzaki Spclty Papers · 27 yrs held
Kanzaki Spclty Papers
since 1999
1 recorded transaction
Zoning & alternative use
I · Ware, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$31.6M
+225.1%
Restaurant
$30.7M
+215.5%
Auto repair, garage
$30.1M
+209.3%
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
$31,580,000
Change: +225% · Conversion: Moderate
RESTAURANT
$30,650,000
Change: +216% · Conversion: Difficult
AUTO REPAIR, GARAGE
$30,050,000
Change: +209% · Conversion: Easy
COMMERCIAL (GENERAL)
$22,805,000
Change: +135% · Conversion: Difficult
WAREHOUSE, STORAGE
$12,640,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$18.99M
Range $17.09M – $20.88M · ±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
$68 / 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
$155,290
Tax year 2023
Assessed value
$8,997,100
Assessed 2023
Previous assessed
$8,997,100
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$431,600
Assessed improvement
$8,565,500
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1988
Heating
SPACE
Buildings
8
Stories
1
Units
8
Total area
277,467 SF
Lot
9.86 ac (429,698 SF)
Zoning code
I
APN
WARE M:00053 B:00000 L:00006
UPID
US38-1149347
Jurisdiction
WARE
Zoning & alternative use
I · Ware, MA
Zoning I · permitted uses
I · 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
Est. value
$31.6M
RESTAURANT
Est. value
$30.7M
AUTO REPAIR, GARAGE
Est. value
$30.1M
COMMERCIAL (GENERAL)
Est. value
$22.8M
WAREHOUSE, STORAGE
Est. value
$12.6M
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1988
Heating
SPACE
Stories
1
Buildings
8
Units
8
Lot
9.86 ac
Current owner
From public records · entity-resolved
Kanzaki Spclty Papers
Individual
Free & Clear · 27 yrs held
Mailing address
20 CUMMINGS ST, WARE, MA 01082-1716
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 1999
$150,000
Kanzaki Spclty Papers
Reim,merton
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.
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