277 Palmer Rd Ware — Photo 1 of 12
Recent Drop: $525,000
$1,125,000
Investment Analysis — 277 Palmer Rd
Ware, MA 01082
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a home in 01082 carries an estimated $1,290/mo in gross rent — about a -0.03% cap rate and $-330/yr in estimated NOI at the $1,125,000 list price. Adjust every assumption in the calculator below.
Beds
--
Baths
--
SqFt
26,033
Style
Other
Built
1930
Approximately 26,033 SF commercial complex available for sale. Ware Business Center offers a multi-building investment or owner-occupant opportunity along MA Rt. 32. Situated on 4.5 acres, the property comprises four structures with a mix of retail, warehouse, and light industrial uses. The front building, a former residence, most recently operated as retail space and provides strong visibility along the busy Palmer Rd. corridor. Behind it, three PEMB-style warehouse/light industrial buildings feature dock-high and drive-in loading capabilities, accommodating a wide range of tenant or owner-occupant needs. The site benefits from a convenient location just minutes from the Palmer I-90/Mass Pike interchange and downtown Ware for strong regional access. Current occupancy includes several long-standing tenants, while partial vacancy allows for owner-user opportunities. A rear paved lot allows for expanded parking, outdoor storage, or potential future development.
Estimates — not financial advice
These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Geography
Property History
$1,125,000
Was $1,150,000
Jul 17, 2026
MLS® 73420748
$1,150,000
Was $1,225,000
May 12, 2026
MLS® 73420748
$1,225,000
Was $1,250,000
Apr 7, 2026
MLS® 73420748
$1,250,000
Was $1,499,000
Jan 30, 2026
MLS® 73420748
$1,499,000
Was $1,575,000
Jan 9, 2026
MLS® 73420748
$1,575,000
Was $1,625,000
Nov 24, 2025
MLS® 73420748
$1,625,000
Was $1,650,000
Oct 17, 2025
MLS® 73420748
$1,650,000
Aug 21, 2025
MLS® 73420748
Listing Agent: Paul Bongiorni
Listing Office: Pioneer CRE
MLS® Number: 73420748
