105 Prospect Hl Rd East Windsor, CT 06088-3608
Entity Owned
9-yr Hold
Free & Clear
Estimated value (blended)
$3.50M
Range $3.15M – $3.84M (±10%)
Property ID
US15-0552754
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
59,184 SF
Lot
28.09 ac (1,223,600 SF)
Zoning code
B-1
APN
EWIN M:102 B:14 L:1
UPID
US15-0552754
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.50M
Blend (final)
Blend
$3.50M
Owner & transaction history
since 2017
2 recorded transactions
Zoning & alternative use
B-1 · East Windsor, CT
Zoning description
Neighborhood Shopping District B-1 Business District B-2 Route 140 Business Corridor B-3 Highway Interchange Zone HIZ Transitional Zone TZ-5 Warehouse Point-Core WHP-C Warehouse Point-Transition WHP-T C. Middle Housing a…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.50M
Value range
$3.15M – $3.84M
±10% around blend
Estimated value / SF
$59 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
$3.15M
blend $3.50M
$3.84M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
59,184 SF
Lot area
28.09 ac
Year built
1994
Stories
1
APN
EWIN M:102 B:14 L:1
Assessed value
$2,243,150
Annual tax
$81,494
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.93M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.8 mi away · 50,000 SF
15.8 mi away · 50,000 SF
20.0 mi away · 46,134 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 933 sales
$95
-38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $59/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.24M
Move the market yield to see immediate price impact.
Value / SF
$38
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$141k
$2.83M
$2.02M
$1.57M
$157k
$3.14M
$2.24M
$1.74M
$173k
$3.45M
$2.47M
$1.92M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$4.20M
11.9 mi · Sep 2025 · $80/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$81,494
Tax year 2022
Assessed value
$2,243,150
Assessed 2022
Previous assessed
$2,243,150
+0.0% YoY
Effective rate
3.63%
On assessed value
Assessed land
$2,243,150
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
5
Bathrooms
2
Total area
59,184 SF
Lot
28.09 ac (1,223,600 SF)
Zoning code
B-1
APN
EWIN M:102 B:14 L:1
UPID
US15-0552754
Jurisdiction
EAST WINDSOR
Zoning & alternative use
B-1 · East Windsor, CTZoning B-1 · permitted uses
B-1 · East Windsor, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Neighborhood Shopping District B-1 Business District B-2 Route 140 Business Corridor B-3 Highway Interchange Zone HIZ Transitional Zone TZ-5 Warehouse Point-Core WHP-C Warehouse Point-Transition WHP-T C. Middle Housing a…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
2
Lot
28.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-1
COMMERCIAL
Jurisdiction
East Windsor, CT
Recorded code
B-1
Official district
B-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-1 in East Windsor, CT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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