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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Manufacturing properties
1012 Buckingham St Watertown, CT 06795-6602
Entity Owned
2-yr Hold
Free & Clear
Property ID
US15-0470890
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
37,416 SF
Lot
6.66 ac (290,110 SF)
Zoning code
IR200
APN
WTWN M:90 B:89 L:5C
UPID
US15-0470890
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
-
Prime Engineered Components Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.31M
Blend (final)
Blend
$2.68M
Owner & transaction history
Wbcm LLC · 2 yrs held
Wbcm LLC
since 2024
Last sale
$2.7M
3 recorded transactions
Zoning & alternative use
IR200 · Watertown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.4M
+58.7%
Retail stores
$4.3M
+55.9%
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
$2,675,000
ML approach
$2,675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,740,000
Current use
OFFICE BUILDING
$4,350,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$4,270,000
Change: +56% · Conversion: Moderate
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±10% · vs last sale $2.68M (May 20 2024)
Last sale anchor
$2.68M
May 20 2024
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
$71 / 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
$61,851
Tax year 2023
Assessed value
$1,678,000
Assessed 2023
Previous assessed
$1,678,000
+0.0% YoY
Effective rate
3.69%
On assessed value
Assessed land
$315,800
Assessed improvement
$1,362,200
Applied tax rate
240.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
37,416 SF
Lot
6.66 ac (290,110 SF)
Zoning code
IR200
APN
WTWN M:90 B:89 L:5C
UPID
US15-0470890
Jurisdiction
WATERTOWN
Zoning & alternative use
IR200 · Watertown, CT
Zoning IR200 · permitted uses
IR200 · Watertown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES
Est. value
$4.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
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
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
6.66 ac
Current owner
From public records · entity-resolved
Wbcm LLC
Entity
Free & Clear · 2 yrs held
Mailing address
355 BANTAM LK RD, MORRIS, CT 06763-1102
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2024
$2,675,000
Wbcm LLC
Prime Engineered Co INC
Warranty Deed
—
May 5, 2020
—
Prime Engineered Componen
Prime Engineered Componen
Quit Claim Deed
related
—
Apr 29, 2020
—
Prime Engineered Compnnts
—
Deed
related
$1,500,000 · Thomaston Savings 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.
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