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    Cary Marcoux, Woodstock, CT

    License ID: BK3597861
    Years of Experience
    16
    Languages
    English
    Association
    Eastern Connecticut Association Of Realtors Inc

    Contact details

    Phone:
    (860) 774-7600
    Office Address:
    560 L'Homme St Ext, Killingly, Connecticut, 6239

    Performance

    Listings
    15
    Total transactions
    314
    Total transactions amount
    $84M
    Price range
    $179k - 402k
    Average price
    $268k

    Listings

    For Sale (15)

    View map
    • New
      $399,900
      1,500 SF

      Award-Winning Bakery Business Opportunity

      Successful bakery business for sale in Woodstock, Connecticut.
      53 Route 171, Woodstock, CT 06281
      View Details
    • New
      $499,900
      11.15 Acres

      11-Acre Multi-Use Land Parcel

      11-acre multi-use property near Airline Trail with city sewer.
      117 Riverside Dr, Thompson, CT 06255
      View Details
    • New
      $1,295,000
      12.80 Acres

      Approved Land For Multi-Family Units

      Approved land for 60 multi-family units in Thompson, CT.
      99 Azud Rd, Thompson, CT 06277
      View Details
    • New
      $750,000
      16.90 Acres

      Plainfield Commercial Land For Sale

      16.9 acres of commercial land in Plainfield, Connecticut.
      Wauregan Rd, Plainfield, CT 06374
      View Details
    • New
      $400,000
      11.80 Acres

      Sterling Land with Permits

      11.80 acres of land with permits in place.
      131 Church St, Sterling, CT 06377
      View Details
    • New
      $475,000
      Pending

      Plainfield Package Store with Real Estate

      Turnkey package store business with real estate for sale.
      30 Lake St, Plainfield, CT 06354
      View Details
    • New
      $400,000
      3.20 Acres

      Commercial Land at Wauregan Corners

      3.2 acre corner lot with commercial potential in Plainfield.
      Putnam Rd, Plainfield, CT 06374
      View Details
    • New
      $337,500
      3,144 SF

      Established Package Store with Apartment

      Profitable package store with real estate and residential apartment.
      8 Palmer Rd, Scotland, CT 06264
      View Details
    • New
      $157,500
      0.20 Acres

      Established Package Store with Real Estate

      Profitable package store with real estate and residential apartment.
      8 Palmer Rd, Scotland, CT 06264
      View Details
    • $295,000
      2,728 SF

      Historic Plainfield Commercial Building

      Prime location, versatile space, move-in ready.
      33 Main St, Plainfield, CT 06374
      View Details
    • $699,900

      Award-Winning Bakery Business Opportunity

      Thriving bakery business for sale in Woodstock, Connecticut.
      53 Rte 171 Rte, Woodstock, CT 06281
      View Details
    • $790,000

      Historic Colonial Estate on 45 Acres

      Charming 4-bed colonial on 45 acres with barn.
      245 Brooklyn Rd, Canterbury, CT 06331
      View Details
    • $750,000

      Wauregan Road Commercial Land Opportunity

      16.9 acres of commercial land prime for development.
      Wauregan Rd, Canterbury, CT 06331
      View Details
    • $157,500

      Package Store with Real Estate

      Profitable package store with real estate and residential apartment.
      8 Palmer Rd, Scotland, CT 06264
      View Details
    • $400,000

      Sterling Land with Permits

      11.80 acres of land with permits in place.
      131 Church St, Sterling, CT 06377
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Cary Marcoux, Woodstock, CT
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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.

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    Cary Marcoux, Woodstock, CT
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