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Property profile & analytics
OFF-MARKET
Estimated value
$12,035,000
Residential income homes
73 Ss St Ware, MA 01082-1689
Trust Owned
7-yr Hold
Free & Clear
Property ID
US38-1496021
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2020
Construction
FRAME
Total area
110,982 SF
Lot
6.06 ac (263,886 SF)
Zoning code
SR
APN
WARE M:00057 B:00000 L:00037
UPID
US38-1496021
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
-
Cedarbrook Village Nursing Home Retirement Community
-
Salon Poppy Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.04M
Owner & transaction history
Ware Senior LLC Trust · 7 yrs held
Ware Senior LLC Trust
since 2018
1 recorded transaction
Zoning & alternative use
SR · Ware, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
These areas are almost entirely residential, at densities greater than those in the rural areas of town, and are located closer to the downtown, commercial and industrial areas, public utilities (water and sewer), and major transportation routes.
Zone name
Suburban Residential
General category
INDUSTRIAL
Zone area
717.79 ac
Source
Realmo
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
$12,630,000
Change: 0% · Conversion: Difficult
RESTAURANT
$12,260,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,020,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,120,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$12.04M
Range $10.83M – $13.24M · ±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
$108 / 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
$175,491
Tax year 2023
Assessed value
$10,167,500
Assessed 2023
Previous assessed
$10,167,500
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$149,400
Assessed improvement
$10,018,100
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Rooms
280
Bathrooms
156
Total area
110,982 SF
Lot
6.06 ac (263,886 SF)
Zoning code
SR
APN
WARE M:00057 B:00000 L:00037
UPID
US38-1496021
Jurisdiction
WARE
Zoning & alternative use
SR · Ware, MAZoning SR · permitted uses
SR · Ware, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
These areas are almost entirely residential, at densities greater than those in the rural areas of town, and are located closer to the downtown, commercial and industrial areas, public utilities (water and sewer), and major transportation routes.
Zone name
Suburban Residential
General category
INDUSTRIAL
Zone area
717.79 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$12.6M
RESTAURANT
Est. value
$12.3M
AUTO REPAIR, GARAGE
Est. value
$12.0M
COMMERCIAL (GENERAL)
Est. value
$9.1M
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
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
2020
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Rooms
280
Bathrooms
156
Lot
6.06 ac
Current owner
From public records · entity-resolved
Ware Senior LLC Trust
Trust
Free & Clear · 7 yrs held
Mailing address
PO BOX 811, SHELBYVILLE, IN 46176-0811
Ownership since
2018
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
Dec 5, 2018
$100,000
Ware Senior LLC Trust
Ware Town Of
Quit Claim 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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