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Property profile & analytics
OFF-MARKET
Estimated value
$6,740,000
Manufacturing properties
55 Charlotte Furnace Rd, West Wareham, MA 02576-1128
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-2250666
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2017
Construction
STEEL FRAME
Total area
67,000 SF
Lot
6.01 ac (261,796 SF)
APN
WARE M:00105 B:000 L:00MA2
UPID
US38-2250666
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.07M
Blend (final)
Blend
$6.74M
Owner & transaction history
Master Millwork INC · 10 yrs held
Master Millwork INC
since 2016
4 recorded transactions
Zoning & alternative use
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 West Wareham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Wareham 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
Blend value · Realmo final
$6.74M
Range $6.07M – $7.41M · ±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
$101 / 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
$48,742
Tax year 2024
Assessed value
$4,340,300
Assessed 2024
Previous assessed
$4,340,300
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$808,200
Assessed improvement
$3,532,100
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
2017
Construction
STEEL FRAME
Heating
RADIANT
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
67,000 SF
Lot
6.01 ac (261,796 SF)
APN
WARE M:00105 B:000 L:00MA2
UPID
US38-2250666
Jurisdiction
WAREHAM
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
Building & site characteristics
From public records
Year built
2017
Construction
STEEL FRAME
Heating
RADIANT
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
6.01 ac
Current owner
From public records · entity-resolved
Master Millwork INC
Entity
Mailing address
41 MEETINGHOUSE LN STE #11, SAGAMORE BEACH, MA 02562-2449
Ownership since
2016
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
Oct 4, 2022
—
Master Millwork LLC
—
Deed
related
$1,776,000 · South Eastern Economic Development
Apr 6, 2022
—
Master Millwork LLC
—
Deed
related
$2,000,000 · United States Small Business Admin
Sep 21, 2021
—
Master Millwork LLC
—
Deed
related
$1,750,000 · Rockland Trust Co
Mar 29, 2016
$320,000
Master Millwork INC
Ad Makepeace Co
Quit Claim Deed
$1,355,000 · Rockland Tr
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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