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    Property profile & analytics

    125 Benson Rd Middlebury, CT 06762-3214

    • Industrial properties
    • 16,000 SF
    • 1.94 lot acres
    OFF-MARKET
    Last Sale
    May 03, 2024
    Value Estimations
    $460,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US15-0626672
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Pilot Seasonings Co / Food Seasoning Manufacturer
    • Clea Ray / Boutique

    Property Details for 125 Benson Rd

    Year built
    1989
    Construction
    FRAME
    Lot size
    1.94 lot acres
    Property size
    16,000 SF
    Zone code
    L200
    Property type
    Industrial properties
    APN
    MIDD M:8-04 L:016A
    APU
    MIDDM804L016A

    Description

    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.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $450,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $696,000
      Market price range: $379k - $899k
      AI Estimate
      $541,000
      Market price range: $317k - $827k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Middlebury
    County
    New Haven
    State
    Connecticut
    Longitude
    -73.1541
    Latitude
    41.5064
    CBSA code
    35300
    CBSA name
    NEW HAVEN-MILFORD, CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $17,588
    $95,500
    $449,700
    $545,200
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $260,000
      1,260 SF

      149 Benson Rd

      INDUSTRIAL (GENERAL) • 1,260 SF
      149 Benson Rd, Middlebury, CT 06762-3218
      View Details
    • Value Estimation by Request
      5.81 Acres

      927 Southford Rd

      Manufacturing properties • 5.81 Acres
      927 Southford Rd, Middlebury, CT 06762
      View Details
    • Value Estimation
      $500,000
      16,120 SF

      2072 Straits Tpke

      INDUSTRIAL (GENERAL) • 16,120 SF
      2072 Straits Tpke, Middlebury, CT 06762-1812
      View Details
    • Value Estimation
      $1,125,000
      20,200 SF

      80 Tpke Dr

      INDUSTRIAL (GENERAL) • 20,200 SF
      80 Tpke Dr, Middlebury, CT 06762-1830
      View Details
    • Value Estimation by Request
      23.50 Acres

      2 Larkey Rd

      Land • 23.50 Acres
      2 Larkey Rd, Middlebury, CT 06762
      View Details
    • Value Estimation
      $260,000
      1,766 SF

      443 Benson Rd

      INDUSTRIAL (GENERAL) • 1,766 SF
      443 Benson Rd, Middlebury, CT 06762-3224
      View Details

    Similar Nearby for Sale

    • $995,000
      5.81 Acres

      Middlebury, CT Industrial Redevelopment

      5.81-acre lot, I-84 access, high traffic.
      927 Southford Rd, Middlebury, CT 06762
      View Details
    • $995,000
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      Prime 23.5-Acre Industrial Land

      23.5 acres, divisible, I-84 access.
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    • $295,000
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      Turnpike Office Park: Premier Office Space

      Executive Suites, 105,000 SF, CT
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    • $3,900,000

      Land For Sale Middlebury

      Land available for sale in Middlebury, Connecticut.
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    • $495,000
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      Prime Middlebury Commercial Land

      1.16 Acres, 6,500 SF Potential
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      View Details
    • $75,000

      Three-Lot Subdivision Development Opportunity

      Three-lot subdivision for sale in Middlebury, Connecticut.
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    Similar Nearby for Lease

    • $16 SF/Yr
      1,305 SF

      New Industrial Flex Space Available

      New construction industrial flex space for lease with easy access.
      80 Turnpike Dr, Middlebury, CT 06762
      View Details
    • $6 SF/Yr
      278,000 SF

      Prime Middlebury Industrial Space

      Versatile flex space, warehouse, & distribution.
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      View Details
    • $19 SF/Yr
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      Middlebury Medical Office Space For Lease

      Modern medical office suites available in prime location.
      765 Straits Tpke, Middlebury, CT 06762
      View Details
    • $16 SF/Yr
      2,200 SF

      Former Bank with Drive-Thru

      2,200 SF former bank with drive-thru on Rt. 64.
      503 Middlebury Rd, Middlebury, CT 06762
      View Details
    • $27 SF/Yr
      4,800 SF

      472 Middlebury Rd

      Individual retail properties • 4,800 SF
      472 Middlebury Rd, Middlebury, CT 06762
      View Details
    • $14 SF/Yr
      1,000 SF

      Flexible Office & Retail Space

      Office and retail spaces available in Middlebury, near I-84.
      750 Straits Tpke, Middlebury, CT 06762
      View Details
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    Middlebury, CT 06762-3214
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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