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    197 Tinker Hill Road Washington, CT 06777

    View on Map
    New
    For Sale
    $900,000

    LAND - Washington, CT

    Lot size:
    8.18 Acres
    Added:
    Apr 1, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 2 at 3:06 am

    Property Features for 197 Tinker Hill Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R-3
    Standard status
    Active
    Lot size
    8.18 Acres

    Taxes and HOA fees

    TaxYear
    2026
    TaxAnnualAmount
    5827

    Utilities

    Utilities
    Cable Available
    Water source
    Well Needed

    We can help!

    Listing Contact
    Sharon Wyant McGuire

    Listing agent Sharon Wyant McGuire License #RES.0451794

    Listing office William Pitt Sotheby's Int'l 6 Green Hill Rd P.O. Box 329, Washington Depot, CT

    Listing date Apr 1, 2026

    MLS# 24162303

    Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Land in Washington, Connecticut

    This 8+ acre lot, suitable for building a dream home, is located in an area of distinguished residences. The property is bordered on three sides by protected state land. The topography includes a relatively flat area at the highest point, suitable as a building site. The cleared building site offers potential views of Lake Waramaug and distant mountains. The southern side of the property slopes downward. The location is minutes from the historic Village of New Preston and the Lake Waramaug town beach. Local amenities include farmers markets, country fairs, and restaurants. The land is located in Washington, Connecticut, within Litchfield County, and is zoned R-3. The property is under 2 hours from NYC.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Gym & Fitness Center Department Store Skin Care Clinic Bar & Pub Electrical Service Discount Store Furniture & Home Goods

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Washington
    County
    Litchfield
    State
    Connecticut
    Longitude
    -73.364675
    Latitude
    41.685908

    Nearby Similar for Sale

    • $430,000

      Lake Waramaug Waterfront Land Parcel

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      Stonemill Commons Commercial Condominium

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    • $599,900
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      Mixed-Use Property in Woodville

      Mixed-use property with residential and commercial spaces in Woodville.
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    • $750,000

      Approved Building Site in Washington

      13.45 acre approved building site with engineering complete.
      Popple Swamp Road lot: 1 060804, Washington, CT 06794
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    • $125,000

      East Shore Road Waterfront Land

      Land parcel with frontage on East Shore and June Roads.
      92 East Shore Road, Washington, CT 06777
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    • $430,000

      Lake Waramaug Waterfront Land Parcel

      1.85-acre waterfront lot with 500 feet of shoreline.
      31 June Road, Washington, CT 06777
      View Details
    • $750,000

      Washington CT Approved Building Site

      7.53 acre approved building site in Washington, Connecticut.
      Popple Swamp Road lot: 2 060804A, Washington, CT 06794
      View Details
    • $1,210,000

      Land Parcel in Washington Location

      15+ acre parcel abutting protected land in Washington, CT.
      101 Lower Church Hill Road, Washington, CT 06794
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 8+ acre lot near Lake Waramaug for dream home.
    Where is this residential land & home lot located?
    The property is located at 197 Tinker Hill Road Washington, CT.
    What is the asking price?
    The asking price for this property is $900,000.
    What are key features of this property?
    This property features: 8+ acre lot surrounded on 3 sides by protected state land, ensuring privacy and nature access.; Cleared, flat building site at the highest point, ready for construction.; Potential view of Lake Waramaug and distant mountains from the building site.
    (203) 417-2925
    We can help!
    Listing Contact
    Sharon Wyant McGuire
    Real Estate License ID: RES.0451794
    Learn More
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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.

    More about this property
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