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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Industrial properties
125 Benson Rd Middlebury, CT 06762-3214
Entity Owned
~
Est. High Equity
Property ID
US15-0626672
Property summary
AI-generated overview
This 16,000-square-foot warehouse in Middlebury, CT, sits on a 1.94-acre lot near Interstate 84. Currently 100% occupied by Pilot Seasoning Company under a triple-net (NNN) lease with approximately 0.9 years remaining and no renewal options. The building, constructed in 1983, features a pre-engineered steel frame with decorative block façade, a 20-foot ceiling height, one dock-high door, and a low-pitch metal panel roof. The property includes 15 parking spaces. The asking price is $1,414,362, representing a price per square foot of $88.40 and a land value of $16.74 per square foot. The property generates a net operating income (NOI) of $116,543, resulting in an 8.24% cap rate. The tenant, Pilot Seasoning Company, manufactures prepared foods and miscellaneous food specialties. Middlebury offers convenient access to major highways, Waterbury-Oxford Airport, Metro North Railroad, and CT-Transit bus service. This presents a compelling investment opportunity due to below-market rent and below-replacement cost. The property's address is 125 N Benson Rd, Middlebury, CT 06762.
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1989
Construction
FRAME
Total area
16,000 SF
Lot
1.94 ac (84,506 SF)
Zoning code
L200
APN
MIDD M:8-04 L:016A
UPID
US15-0626672
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
-
Pilot Seasonings Co Food Processing Plant
-
Clea Ray Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$696k
Blend (final)
Blend
$930k
Owner & transaction history
Benson Industrial S LLC
Benson Industrial S LLC
since 2025
Last sale
$1.0M
2 recorded transactions
Zoning & alternative use
L200 · Middlebury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+125.8%
Office building
$1.3M
+102.8%
Retail stores
$1.3M
+101.9%
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 Middlebury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middlebury 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
INDUSTRIAL (GENERAL)
$645,000
Current use
AUTO REPAIR, GARAGE
$1,450,000
Change: +126% · Conversion: Easy
OFFICE BUILDING
$1,305,000
Change: +103% · Conversion: Difficult
RETAIL STORES
$1,300,000
Change: +102% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,115,000
Change: +73% · Conversion: Difficult
WAREHOUSE, STORAGE
$940,000
Change: +47% · Conversion: Easy
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $1.00M (Jun 3 2025)
Last sale anchor
$1.00M
Jun 3 2025
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
$58 / 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
$17,588
Tax year 2023
Assessed value
$545,200
Assessed 2023
Previous assessed
$545,200
+0.0% YoY
Effective rate
3.23%
On assessed value
Assessed land
$95,500
Assessed improvement
$449,700
Applied tax rate
332.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1989
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
2
Total area
16,000 SF
Lot
1.94 ac (84,506 SF)
Zoning code
L200
APN
MIDD M:8-04 L:016A
UPID
US15-0626672
Jurisdiction
MIDDLEBURY
Zoning & alternative use
L200 · Middlebury, CT
Zoning L200 · permitted uses
L200 · Middlebury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middlebury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$645,000
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$940,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1989
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
2
Lot
1.94 ac
Current owner
From public records · entity-resolved
Benson Industrial S LLC
Entity
Mailing address
60 SAW PIT HL RD, WOODBURY, CT 06798-2611
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2025
$1,000,000
Benson Industrial S LLC
Carten Properties LLC
Warranty Deed
$451,316 · Carten Properties LLC
May 3, 2024
—
Carten Properties LLC
Daniel J Carten T
Deed
—
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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