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    Brokers
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    • Property Lookup
    • Brokers

    Mike Gregor, New Hartford, CT

    License ID: REB.0791010
    Years of Experience
    11
    Association
    Litchfield County Board Of Realtors Inc

    Contact details

    Phone:
    (860) 866-7470
    Office Address:
    20 Red Clover Rd, New Hartford, CT, 6057

    Performance

    Listings
    8
    Total transactions
    214
    Total transactions amount
    $44M
    Price range
    $137k - 309k
    Average price
    $206k

    Listings

    For Sale (2)

    View map
    • $319,900

      New Hartford Specialty Property

      Specialty property available for sale in New Hartford, Connecticut.
      37 Maillet Ln, New Hartford, CT 06057
      View Details
    • $349,900

      Torrington Three-Family Investment Opportunity

      Spacious 3-unit multifamily property in Torrington's North End.
      130 N Elm St, Torrington, CT 06790
      View Details

    For Lease (6)

    View map
    • $1,375 /Mo

      Remodeled Three-Bedroom Apartment For Rent

      Remodeled 3-bedroom, 1-bath apartment in well-maintained building.
      132 N Elm St, Torrington, CT 06790
      View Details
    • $1,500 /Mo

      Spacious Apartment Near Downtown

      Two-bedroom apartment with modern amenities, close to downtown.
      68 Cooper St, Torrington, CT 06790
      View Details
    • $1,650 /Mo

      Spacious Apartment with Large Yard

      Bright 2-bedroom apartment with yard, near downtown and hospital.
      80 Blake St, Torrington, CT 06790
      View Details
    • $1,100 /Mo

      Park Avenue Apartment For Rent

      Cozy 2-bedroom apartment near downtown Torrington.
      517 Park Ave, Torrington, CT 06790
      View Details
    • $950 /Mo

      Spacious Apartment in Well-Maintained Building

      One-bedroom apartment with eat-in kitchen, close to downtown.
      44 Brookside Ave, Torrington, CT 06790
      View Details
    • $1,150 /Mo

      Spacious Apartment Near Downtown

      One-bedroom apartment within walking distance to downtown.
      58 New Litchfield St, Torrington, CT 06790
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Request Owner's contact information
    Mike Gregor, New Hartford, 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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    Mike Gregor, New Hartford, CT
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