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Property profile & analytics
OFF-MARKET
Estimated value
$12,070,000
Investment properties
12 Water St Mystic, CT 06355-2537
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0395947
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1864
Total area
35,520 SF
Lot
1.61 ac (70,132 SF)
Zoning code
MDD
APN
GROT M:261918305500
UPID
US15-0395947
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
-
Milestone Restaurant - Mystic Restaurant
-
Friar Tuck's Tavern Restaurant
-
Margaritas Mexican Restaurant Restaurant
-
Lion Star Design Firm LLC Marketing & Advertising Advertising Agency
-
Mystic River Chocolate Cafe Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.07M
Owner & transaction history
Mystic Water Street LLC · 2 yrs held
Mystic Water Street LLC
since 2023
Last sale
$14.0M
7 recorded transactions
Zoning & alternative use
MDD · Mystic, 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 Mystic submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mystic 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
$12,255,000
ML approach
$8,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.07M
Range $10.86M – $13.28M · ±10% · vs last sale $14.00M (Nov 2 2023)
Last sale anchor
$14.00M
Nov 2 2023
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
$340 / 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
$132,275
Tax year 2023
Assessed value
$5,442,080
Assessed 2023
Previous assessed
$5,442,080
+0.0% YoY
Effective rate
2.43%
On assessed value
Assessed land
$941,080
Assessed improvement
$4,501,000
Applied tax rate
355.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1864
Heating
NONE
Buildings
4
Units
43
Total area
35,520 SF
Lot
1.61 ac (70,132 SF)
Zoning code
MDD
APN
GROT M:261918305500
UPID
US15-0395947
Jurisdiction
GROTON
Zoning & alternative use
MDD · Mystic, CT
Zoning MDD · permitted uses
MDD · Mystic, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mystic. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1864
Heating
NONE
Buildings
4
Units
43
Lot
1.61 ac
Current owner
From public records · entity-resolved
Mystic Water Street LLC
Entity
Mailing address
12 WATER ST, MYSTIC, CT 06355-2537
Ownership since
2023
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
Nov 2, 2023
$14,000,000
Mystic Water Street LLC
Factory Square LLC
Warranty Deed
$8,400,000 · Coastal One Credit Union
Sep 7, 2012
—
Factory Square LLC
—
Deed Of Trust
related
$4,725,000 · Washington Trust Co
Jul 2, 2002
—
Factory Square LLC
—
Deed Of Trust
related
$3,245,000 · Washington Trust Co
Jun 10, 1999
$2,600,000
Factory Sq LLC
Factory Sq Corp
Grant Deed
related
$2,500,000 · Washington Trust Co
Aug 12, 1994
$2,192,000
Factory Square Corp
Factory Square Lmt
Warranty Deed
related
$1,754,080 · Zuckerman Family Nomi
Apr 21, 1994
$1,815,000
John G Syraqakis
Factory Square
Warranty Deed
—
Sep 18, 1989
—
Factory Sq Ltd
—
Deed Of Trust
related
$100,000 · Zwi Kohorn
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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