Entity Owned 
For Sale
$1,010,000
115 Cow Hill Rd, Clinton, CT 06413
View Listing →
Property summary
AI-generated overview
Chamard Vineyards is a winery estate established in 1983, with the present winery building completed in 1988 and vineyard plantings beginning in spring 1984. The property includes a vineyard area totaling 20 acres, with initial plantings and subsequent acreage preparation/planting occurring from 1986 through 1992. Grape varieties listed for the vineyard include Cabernet Franc, Cabernet Sauvignon, Chardonnay, Merlot, and Pinot Noir. The estate features a tasting room used for public tastings and also configured for private events, and includes outdoor seating and an outdoor patio with views over the vineyard. An on-site French bistro is part of the operation and is described as offering year-round lunch and dinner service, with ample indoor seating for dining.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1988
Construction
FRAME
Total area
7,123 SF
Lot
38.75 ac (1,687,950 SF)
Zoning code
R-30
APN
CLIN M:19 B:6 L:3B
UPID
US15-1079242
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Brewery & Distillery Specialty Food Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.01M
Owner & transaction history
Zoning & alternative use
R-30 · Clinton, CT
General category
RESIDENTIAL
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.01M
Value range
$909k – $1.11M
±10% around blend
Estimated value / SF
$142 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$909k
blend $1.01M
$1.11M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,123 SF
Lot area
38.75 ac
Year built
1988
Stories
1
APN
CLIN M:19 B:6 L:3B
Zoning
R-30
Assessed value
$789,310
Annual tax
$23,545
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
$1.33M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.8 mi away · 6,400 SF
20.7 mi away · 7,930 SF
20.8 mi away · 5,247 SF
23.3 mi away · 9,120 SF
23.4 mi away · 5,410 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 35 sales
$125
+13%
Submarket 35 sales
$125
+13%
County 272 sales
$137
+4%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $142/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
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 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$789k
Move the market yield to see immediate price impact.
Value / SF
$111
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%
$50k
$995k
$710k
$553k
$55k
$1.11M
$789k
$614k
$61k
$1.22M
$868k
$675k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.73M
2.8 mi · Oct 2025 · $307/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,545
Tax year 2023
Assessed value
$789,310
Assessed 2023
Previous assessed
$789,310
+0.0% YoY
Effective rate
2.98%
On assessed value
Assessed land
$97,310
Assessed improvement
$692,000
Applied tax rate
254.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1988
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
11
Total area
7,123 SF
Lot
38.75 ac (1,687,950 SF)
Zoning code
R-30
APN
CLIN M:19 B:6 L:3B
UPID
US15-1079242
Jurisdiction
CLINTON
Zoning & alternative use
R-30 · Clinton, CTZoning R-30 · permitted uses
R-30 · Clinton, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
RESIDENTIAL
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
1988
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
11
Lot
38.75 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
R-30
RESIDENTIAL
Jurisdiction
Clinton, CT
Recorded code
R-30
Official district
R-30
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-30 in Clinton, CT.
What opens after registration
Zoning profile
District factsZone name, category and district area
3 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.
One complete report on every paid plan · 30 · 300 reports per month.
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 · 30 · 300 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.
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?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
