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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Retail space
52 Main St, Ware, MA 01082-1318
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1422136
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
FRAME
Total area
3,410 SF
Lot
0.09 ac (3,999 SF)
Zoning code
DTC
APN
WARE M:00057 B:00000 L:00087
UPID
US38-1422136
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
-
Law Offices of Mark E. Salomone Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$790k
Owner & transaction history
Fei Group LLC · 4 yrs held
Fei Group LLC
since 2022
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
DTC · Ware, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$655,000
+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
$1,060,000
CAP Approach
CAP Return
Estimation
6%
$1,165,000
6.5%
$1,075,000
7%
$1,000,000
Alternative Use
Use
Estimation
RETAIL STORES
$530,000
Current use
OFFICE BUILDING
$655,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$490,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±10% · vs last sale $800k (Mar 11 2022)
Last sale anchor
$800k
Mar 11 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
$232 / 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
$3,462
Tax year 2023
Assessed value
$200,600
Assessed 2023
Previous assessed
$200,600
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$49,700
Assessed improvement
$150,900
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
1960
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
3,410 SF
Lot
0.09 ac (3,999 SF)
Zoning code
DTC
APN
WARE M:00057 B:00000 L:00087
UPID
US38-1422136
Jurisdiction
WARE
Zoning & alternative use
DTC · Ware, MA
Zoning DTC · permitted uses
DTC · 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
$530,000
OFFICE BUILDING
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$490,000
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
1960
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Fei Group LLC
Entity
Mailing address
52 MAIN ST, WARE, MA 01082-1318
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2022
$800,000
Fei Group LLC
Mark A Andrews
Quit Claim Arm's Length For Ne States
$640,000 · North Brookfield Savings Bank
Dec 28, 2007
$190,000
Mark Andrews
T&w Realty Assoc LLC
Grant Deed
—
Jan 29, 2004
$1
T & W Realty Assoc LLC
Yvon,thomas A
Grant Deed
related
—
Apr 1, 2002
—
Thomas A Yvon
—
Deed Of Trust
related
$120,000 · Monson Savings Bank
Oct 12, 2000
—
Thomas A Yvon
—
Deed Of Trust
related
$150,000 · First Massachusetts Bank
Nov 2, 1998
—
Thomas A Yvon
—
Deed Of Trust
related
$80,000 · Springfield Inst For Saving
Sep 15, 1998
$87,500
Thomas A Yvon
Dibara,russell A
Grant Deed
—
Nov 8, 1993
—
Russell A Dibara
—
Deed Of Trust
related
$40,000 · Patricia Tower
Apr 4, 1989
—
Russell A Dibara
—
Deed Of Trust
related
$20,000 · Country Bank
Jan 20, 1988
—
Russell A Dibara
—
Deed Of Trust
related
$180,000 · Country 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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