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    Property profile & analytics

    85 Main St, Unit 91 Ware, MA 01082-1350

    • Turn key restaurants
    • 16,764 SF
    • 0.23 lot acres
    OFF-MARKET
    Last Sale
    Feb 22, 2022
    Value Estimations
    $480,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0985636
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Talk of the Town / Gift Shop

    Property Details for 85 Main St

    Year built
    1900
    Construction
    FRAME
    Lot size
    0.23 lot acres
    Property size
    16,764 SF
    Zone code
    DTC
    Property type
    Turn key restaurants
    APN
    WARE M:00061 B:00000 L:00313
    APU
    WAREM00061B00000L00313

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $480,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Ware
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.2413
    Latitude
    42.2606
    CBSA code
    44140
    CBSA name
    SPRINGFIELD, MA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $11,578
    $53,900
    $616,900
    $670,800
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $230,000
      4,048 SF

      126 Main St

      RESTAURANT • 4,048 SF
      126 Main St, Ware, MA 01082-1335
      View Details
    • Value Estimation
      $300,000
      5,886 SF

      35 Ww St

      RESTAURANT • 5,886 SF
      35 Ww St, Ware, MA 01082-1413
      View Details
    • Value Estimation
      $300,000
      2,097 SF

      149 Ee St

      RESTAURANT • 2,097 SF
      149 Ee St, Ware, MA 01082-9370
      View Details
    • Value Estimation
      $420,000
      8,271 SF

      305 Palmer Rd

      RESTAURANT • 8,271 SF
      305 Palmer Rd, Ware, MA 01082-9776
      View Details
    • Value Estimation
      $160,000
      6,202 SF

      54 Main St

      RESTAURANT • 6,202 SF
      54 Main St, Ware, MA 01082-1334
      View Details
    • Value Estimation
      $130,000
      9,108 SF

      11 Main St

      RESTAURANT • 9,108 SF
      11 Main St, Ware, MA 01082-1354
      View Details

    Similar Nearby for Sale

    • $288,000

      Established Bar with Banquet Hall

      Fully equipped bar and banquet hall near downtown.
      58 Aspen St, Ware, MA 01082
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    • $280,000

      Multi-Use Building with Garages

      Multi-use brick building featuring office space, garages, and acreage.
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    • $750,000
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      Main Street Ware Redevelopment Opportunity

      Prime 30,000 SF Mixed-Use Property
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    • $1,625,000
      26,033 SF

      Versatile Commercial/Light Industrial Complex

      Multi-building complex with retail, warehouse, and light industrial spaces.
      277 Palmer Rd, Ware, MA 01082
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    • $799,000

      Mixed-Use Property on Route 9

      Mixed-use property with auto business, tenant, showroom, and apartment.
      118 W Main St, Ware, MA 01082
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    • $325,000

      Highway Commercial Property For Sale

      Highway commercial property with renovation potential and high traffic exposure.
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    Similar Nearby for Lease

    • Contact for pricing
      4,255 SF

      Ware, MA Retail Space For Lease

      Prime 4,255 SF Retail Space Available
      139 West St, Ware, MA 01082
      View Details
    • $1,400 /Mo

      Remodeled Two Bedroom Apartment

      Bright, sunny two-bedroom apartment near downtown and shopping.
      93 Pleasant St, Ware, MA 01082
      View Details
    • $2 SF/Yr

      Industrial Property with High Ceilings

      Industrial property for lease with redevelopment potential and easy access.
      Maple St, Ware, MA 01082
      View Details
    • $1,850 /Mo

      Spacious 4-Bedroom Duplex for Rent

      1900 sq ft, 4-bedroom duplex with laundry hookups.
      77 West Main St, Ware, MA 01082
      View Details
    • $1,750 /Mo

      Spacious 3-Bedroom Apartment in Hardwick

      Updated 3-bedroom apartment for rent in a quiet neighborhood.
      429 Main St, Ware, MA 01082
      View Details
    • $8 SF/Yr
      16,556 SF

      Ware School: 16,556 SF Lease

      Former elementary school; ideal for redevelopment.
      60 South St, Ware, MA 01082
      View Details
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    85 Main St, Unit 91
    Ware, MA 01082-1350
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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