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Property profile & analytics
FOR LEASE
Office buildings
10 Waterside Dr Farmington, CT 06032
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US15-1000434
For Lease
1 / 19
$24.50 SF/Yr
10 Waterside Dr, Farmington, CT 06032
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
56,099 SF
Lot
10 ac (435,600 SF)
Zoning code
PR
APN
FARM M:0131 B:1AB
UPID
US15-1000434
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Feldman, Perlstein & Greene, LLC Law Firm
-
Law Offices of Howard M. Rosenfield Law Firm
-
The Day Law Firm, LLC Law Firm
-
Bengtson & Smith, PC Accounting Firm Tax Preparation
-
M&G Mortgage Services Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.91M
Blend (final)
Blend
$3.19M
Owner & transaction history
Waterside 10 LLC · 24 yrs held
Waterside 10 LLC
since 2001
7 recorded transactions
Zoning & alternative use
PR · Farmington, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,300,000
Change: -16% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,155,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$3.19M
Range $2.87M – $3.50M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$57 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$69,972
Tax year 2023
Assessed value
$2,890,230
Assessed 2023
Previous assessed
$2,890,230
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$1,210,790
Assessed improvement
$1,679,440
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1988
Heating
HEAT PUMP
Buildings
1
Stories
3
Total area
56,099 SF
Lot
10 ac (435,600 SF)
Zoning code
PR
APN
FARM M:0131 B:1AB
UPID
US15-1000434
Jurisdiction
FARMINGTON
Zoning & alternative use
PR · Farmington, CT
Zoning PR · permitted uses
PR · Farmington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.2M
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1988
Heating
HEAT PUMP
Stories
3
Buildings
1
Lot
10 ac
Current owner
From public records · entity-resolved
Waterside 10 LLC
Entity
Mailing address
20 WATERSIDE DR STE #100, FARMINGTON, CT 06032-3090
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2024
—
Waterside Ten LLC
—
Deed
related
$3,680,000 · M & T Bank
Nov 13, 2001
$145,000
Waterside 10 LLC
Lincoln,maryland W
Warranty Deed
—
Oct 1, 2001
$145,000
Waterside 10 LLC
Sperry,lillian G
Warranty Deed
—
Sep 12, 1997
$490,000
Mvcp LLC
American States Ins
Grant Deed
—
Apr 19, 1996
—
Waterside Ten LLC
—
Deed Of Trust
related
$1,750,000 · Fleet Mortgage Corp
Oct 7, 1992
—
Farmington Six Prtnrs
—
Deed Of Trust
related
$500,000 · Connecticut Bank & Trust
Jun 24, 1988
$986,032
Farmington Six Partner
Scientific Leasing
Grant Deed
$7,340,000 · Fleet National Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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