101 Ware Street Palmer — Photo 1 of 26
$575,000
Investment Analysis — 101 Ware Street
Palmer, MA 01069
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a home in 01069 carries an estimated $1,060/mo in gross rent — about a 1.23% cap rate and $7,055/yr in estimated NOI at the $575,000 list price. Adjust every assumption in the calculator below.
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Discover an expansive 13.50-acre parcel of commercially zoned land boasting exceptional visibility, with over 1930 feet of road frontage on both Ware Street (Route 32) and Breckenridge Street. Positioned conveniently close to various amenities, major routes, and the MA Pike, this property presents a prime investment opportunity. While featuring a sizable, cleared section, there is also wooded terrain, offering diverse potential for development. Access to town water and sewer further enhances the appeal of this property. Notably, the zoning has transitioned from suburban residential to highway business, opening up a multitude of possibilities. Buyers are encouraged to conduct thorough due diligence with the town of Palmer, including obtaining necessary approvals and permits.
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 MLS and other third-party data may be inaccurate or out of date.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
Neighborhood
Public Transportation • Shopping • Pool • Tennis Court(s) • Park • Walk/Jog Trails
Geography
Property History
$575,000
Feb 17, 2026
MLS® 73477710
$575,000
Jun 30, 2025
MLS® 73236630
$575,000
May 13, 2024
MLS® 73236630
Listing Agent: Brenda Binczewski
Listing Office: REMAX Connections
MLS® Number: 73477710