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Property profile & analytics
FOR LEASE
Industrial properties
128 Garden St A 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 A, 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
Zoning description
The Intent of this to promote Business Restricted Uses
Zone name
Business Restricted
General category
COMMERCIAL
Zone area
283.33 ac
Source
Realmo
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, CTZoning BR · permitted uses
BR · Farmington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Intent of this to promote Business Restricted Uses
Zone name
Business Restricted
General category
COMMERCIAL
Zone area
283.33 ac
Source
Realmo
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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