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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Manufacturing properties
25 Ware St, Palmer, MA 01069-1514
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0700070
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1958
Construction
STEEL FRAME
Total area
40,964 SF
Lot
3.3 ac (143,748 SF)
Zoning code
IA
APN
PALM M:73 B:57
UPID
US38-0700070
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
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.45M
Blend (final)
Blend
$1.96M
Owner & transaction history
25 Ware Street LLC · 2 yrs held
25 Ware Street LLC
since 2023
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
IA · Palmer, 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 Palmer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmer 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
$1,685,000
ML approach
$1,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,300,000
Current use
WAREHOUSE, STORAGE
$2,095,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.00M (Oct 30 2023)
Last sale anchor
$2.00M
Oct 30 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
$48 / 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
Tax billed
$29,026
Tax year 2024
Assessed value
$1,530,100
Assessed 2024
Previous assessed
$1,582,500
-3.3% YoY
Effective rate
1.90%
On assessed value
Assessed land
$178,700
Assessed improvement
$1,351,400
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
1958
Construction
STEEL FRAME
Heating
GRAVITY
Buildings
1
Stories
1
Bathrooms
2
Total area
40,964 SF
Lot
3.3 ac (143,748 SF)
Zoning code
IA
APN
PALM M:73 B:57
UPID
US38-0700070
Jurisdiction
PALMER
Zoning & alternative use
IA · Palmer, MA
Zoning IA · permitted uses
IA · Palmer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palmer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL) Current
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
1958
Construction
STEEL FRAME
Heating
GRAVITY
Stories
1
Buildings
1
Bathrooms
2
Lot
3.3 ac
Current owner
From public records · entity-resolved
25 Ware Street LLC
Entity
Mailing address
25 WARE ST, PALMER, MA 01069-1514
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
Feb 28, 2025
—
25 Ware Street LLC
—
Deed
related
$1,020,000 · Bay Colony Development Corp
Oct 30, 2023
$2,000,000
25 Ware Street LLC
Nlcp 25 Ware St Ma LLC
Quit Claim Arm's Length For Ne States
$1,421,370 · Cooperative Bank
Apr 1, 2021
$1,600,000
Nlcp 25 Ware St Ma LLC
G M Garabedian INC
Warranty Deed
—
Dec 29, 1987
—
G M Garabedian INC
—
Deed Of Trust
related
$270,000 · Bank Of New Eng, West
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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