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Property profile & analytics
FOR LEASE
Commercial real estate
134 Grandview Ave Waterbury, CT 06708
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US15-0371980
For Lease
1 / 3
$14 SF/Yr
134 Grandview Ave, Waterbury, CT 06708
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1974
Total area
27,356 SF
Lot
4.04 ac (175,982 SF)
Zoning code
CO
APN
WBRY M:0250 B:0528 L:0051
UPID
US15-0371980
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
-
Dr. John C. Kaczmarek, MD Physician
-
Specialists in Women’s Healthcare, PC Medical Clinic
-
Access Rehab Centers Medical Clinic
-
Diagnostic Radiology Associates Medical Clinic
-
Robinson Kelley Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.12M
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$4.33M
Owner & transaction history
Smk Omega LLC · 7 yrs held
Smk Omega LLC
since 2018
6 recorded transactions
Zoning & alternative use
CO · Waterbury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+123.5%
Apartment house (5+ units)
$2.7M
+50.8%
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 Waterbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterbury 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%
$5,540,000
6.5%
$5,115,000
7%
$4,750,000
Alternative Use
Use
Estimation
RESTAURANT
$4,000,000
Change: +124% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,700,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$4.33M
Range $3.89M – $4.76M · ±10%
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
$158 / 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
$309,583
Tax year 2023
Assessed value
$5,712,910
Assessed 2023
Previous assessed
$5,712,910
+0.0% YoY
Effective rate
5.42%
On assessed value
Assessed land
$731,780
Assessed improvement
$4,981,130
Applied tax rate
312.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1974
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
2
Total area
27,356 SF
Lot
4.04 ac (175,982 SF)
Zoning code
CO
APN
WBRY M:0250 B:0528 L:0051
UPID
US15-0371980
Jurisdiction
WATERBURY
Zoning & alternative use
CO · Waterbury, CT
Zoning CO · permitted uses
CO · Waterbury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
RESTAURANT
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
1974
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Lot
4.04 ac
Current owner
From public records · entity-resolved
Smk Omega LLC
Entity
Mailing address
1282 49TH ST, BROOKLYN, NY 11219-3014
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2018
$900,000
Smk Omega LLC
Prospect Waterbury INC
Warranty Deed
$436,580 · Mattatuck Medical Assn
Feb 24, 2006
—
Mattatuck Medical Assoc
—
Deed Of Trust
related
$1,800,000 · Peoples Bank
Dec 10, 2001
—
Mattatuck Medical Assc
—
Deed Of Trust
related
$1,300,000 · American Bank Of Conneticut
Oct 6, 2000
—
Wpa Prop LLC
—
Deed Of Trust
related
$535,000 · Naugatuck Savings Bank
Sep 26, 1997
—
Mattatuck Medical
—
Deed Of Trust
related
$1,150,000 · American Bank Of Conneticut
Feb 11, 1987
—
Mattatuck Medi Assoc
—
Deed Of Trust
related
$75,000 · Centerbank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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