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    Robert Arute, W Willington, CT

    License ID: RES.0792276
    Years of Experience
    16
    Association
    Greater Hartford Association Of Realtors Inc

    Contact details

    Phone:
    (860) 810-7673
    Office Address:
    39 Clearbrook Dr, Tolland, CT, 6084

    Performance

    Listings
    16
    Total transactions
    138
    Total transactions amount
    $27M
    Price range
    $131k - 294k
    Average price
    $196k

    Listings

    For Sale (9)

    View map
    • $510,000
      18.80 Acres

      Willington Commercial Land - 18.8 Acres

      Prime Commercial/Industrial Land, Rail Access, Three Lots
      83 River Rd, Willington, CT 06279
      View Details
    • $160,000
      2,036 SF

      72 Stafford Rd, Stafford, CT 06076

      Commercial real estate
      72 Stafford Rd, Stafford, CT 06076
      View Details
    • $124,900
      1,800 SF

      Professional Office Condo with Lower Level

      Office condo with finished lower level in Brookside Centre.
      72 West Stafford Rd, Stafford, CT 06076
      View Details
    • Contact for pricing
      5,680 SF

      Licensed Property Near Airport

      Commercial property licensed for used car dealership near airport.
      15 King Spring Rd, Windsor Locks, CT 06096
      View Details
    • $78,000

      Vacant Land with Flowing Brook

      Unimproved 4.52-acre land with brook and road frontage.
      286 East St, Stafford, CT 06076
      View Details
    • $270,000
      1,758 SF

      Commercial Land with Ranch House

      5.51-acre commercial land with 1,758-SF ranch for sale.
      80 West Stafford Rd, Stafford, CT 06076
      View Details
    • $270,000
      1,758 SF

      5.51-Acre Commercial Land with Ranch

      5.51-acre commercial land with 1,758-SF ranch for sale.
      80 West Stafford Rd, Stafford, CT 06076
      View Details
    • $300,000

      Stafford Land with Development Potential

      Raw land parcel suitable for recreation and development.
      293 New City Rd, Stafford, CT 06076
      View Details
    • $510,000

      18.8 Acres Commercial/Industrial Land

      18.8 acres of commercial/industrial land for sale.
      83 River Rd, Willington, CT 06279
      View Details

    For Lease (7)

    View map
    • $1,300 /Mo

      Updated 1-Bedroom Apartment For Rent

      Clean, updated 1-bedroom apartment with great views and parking.
      9 Morrison Street Ext, Vernon, CT 06066
      View Details
    • $1,500 /Mo

      Office, Garage, and Storage Space

      Office, garage/shop, and storage space for lease in Tolland.
      2 Tolland Grn, Tolland, CT 06084
      View Details
    • $1,500 /Mo
      2,275 SF

      Tolland Flex Space For Lease

      Office, garage, and storage space with heat and electric included.
      2 Tolland Grn, Tolland, CT 06084
      View Details
    • Contact for pricing
      600 SF

      Tolland One-Bedroom Rental Available

      One-bedroom rental with updated kitchen and included utilities.
      2 Tolland Grn, Tolland, CT 06084
      View Details
    • Contact for pricing
      1,033 SF

      Updated 1-Bedroom Apartment For Rent

      Clean, updated 1-bedroom apartment with large rooms and parking.
      9 Morrison Street Ext, Vernon, CT 06066
      View Details
    • $1,300 /Mo

      Stafford Apartment Near Lake

      One-bedroom apartment near Staffordville Lake with included utilities.
      2 Lyons Rd, Stafford, CT 06076
      View Details
    • $1,300 /Mo
      4,035 SF

      Stafford Apartment Near Lake

      One-bedroom apartment with utilities included, near Staffordville Lake.
      2 Lyons Rd, Stafford, CT 06076
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Robert Arute, W Willington, 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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