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Property profile & analytics
FOR LEASE
Industrial properties
128 Garden St B-1, Farmington, CT 06032
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0281987
For Lease
1 / 10
$2,300/Mo
128 Garden St,Unit B-1, Farmington, CT 06032
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1950
Total area
8,100 SF
Lot
1.64 ac (71,438 SF)
Zoning code
BR
APN
FARM M:0103 B:11A1
UPID
US15-0281987
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
-
Alex Agostini Marriage Or Relationship Counselor
-
Live by the Sun Feel by the Moon Psychotherapist Counselor
-
Luma Medical Aesthetics Spa & Massage Center
-
Computer Solutions Tech Support Center IT Consulting Firm
-
Insurance Alternatives Inc. Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$807k
Blend (final)
Blend
$1.19M
Owner & transaction history
5 Goats LLC · 2 yrs held
5 Goats LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
BR · Farmington, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+146.7%
Retail stores
$930,000
+66.1%
Office building
$910,000
+61.9%
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 Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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
$1,185,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,385,000
Change: +147% · Conversion: Difficult
RETAIL STORES
$930,000
Change: +66% · Conversion: Moderate
OFFICE BUILDING
$910,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$810,000
Change: +45% · Conversion: Easy
COMMERCIAL (GENERAL)
$765,000
Change: +36% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$745,000
Change: +33% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±10% · vs last sale $1.19M (Jan 26 2024)
Last sale anchor
$1.19M
Jan 26 2024
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
$146 / 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
$15,723
Tax year 2023
Assessed value
$649,460
Assessed 2023
Previous assessed
$649,460
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$452,200
Assessed improvement
$197,260
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
For Lease
Year built
1950
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Total area
8,100 SF
Lot
1.64 ac (71,438 SF)
Zoning code
BR
APN
FARM M:0103 B:11A1
UPID
US15-0281987
Jurisdiction
FARMINGTON
Zoning & alternative use
BR · Farmington, CT
Zoning BR · permitted uses
BR · Farmington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.4M
RETAIL STORES
Est. value
$930,000
OFFICE BUILDING
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$810,000
COMMERCIAL (GENERAL)
Est. value
$765,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$745,000
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1950
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Lot
1.64 ac
Current owner
From public records · entity-resolved
5 Goats LLC
Entity
Mailing address
128 GDN ST, FARMINGTON, CT 06032-2254
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2024
$1,185,000
5 Goats LLC
D&d Farmington LLC
Warranty Deed
—
Apr 17, 2023
—
D&d Farmington LLC
—
Deed
related
$148,000 · Jpf Realty LLC
Jan 26, 2022
—
D&d Farmington LLC
D&d Properties LLC
Quit Claim Deed
related
—
Dec 16, 2021
$1,000,000
D&d Properties LLC
Pitkin Basin Realty LLC
Warranty Deed
$850,000 · Pitkin Basin Rlty LLC
Mar 26, 2014
—
Pitkin Basin Realty LLC
Rose,e L & Ann K
Quit Claim Deed
related
$300,000 · Farmington Svgs Bk
Jun 16, 2004
—
Rose E Lawrence
—
Deed Of Trust
related
$150,000 · Farmington Savings Bank
Nov 12, 1998
$132,000
Reservation Rlty LLC
Rose,lucy L
Grant Deed
—
Mar 21, 1988
—
E Lawrence Rose
—
Deed Of Trust
related
$480,000 · Farmington Savings Bank
Mar 3, 1987
—
Rose E Laurence
—
Deed Of Trust
related
$380,000 · Farmington Savings Bank
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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