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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Turn key restaurants
16 Straits Tpke, Watertown, CT 06795-3119
Entity Owned
11-yr Hold
Free & Clear
Property ID
US15-0092227
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1970
Construction
FRAME
Total area
2,944 SF
Lot
1.33 ac (57,935 SF)
Zoning code
BC
APN
WTWN M:121 B:84 L:24A
UPID
US15-0092227
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
-
The Middle Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$355k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$550k
Owner & transaction history
16 Straits Turnpike LLC · 11 yrs held
16 Straits Turnpike LLC
since 2015
3 recorded transactions
Zoning & alternative use
BC · Watertown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
$355,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$385,000
Current use
COMMERCIAL (GENERAL)
$365,000
Change: -5% · Conversion: Easy
OFFICE BUILDING
$340,000
Change: -11% · Conversion: Moderate
RETAIL STORES
$335,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$187 / 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
$16,554
Tax year 2023
Assessed value
$449,100
Assessed 2023
Previous assessed
$449,100
+0.0% YoY
Effective rate
3.69%
On assessed value
Assessed land
$206,400
Assessed improvement
$242,700
Applied tax rate
240.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1970
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
2,944 SF
Lot
1.33 ac (57,935 SF)
Zoning code
BC
APN
WTWN M:121 B:84 L:24A
UPID
US15-0092227
Jurisdiction
WATERTOWN
Zoning & alternative use
BC · Watertown, CT
Zoning BC · permitted uses
BC · Watertown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$385,000
COMMERCIAL (GENERAL)
Est. value
$365,000
OFFICE BUILDING
Est. value
$340,000
RETAIL STORES
Est. value
$335,000
RESTAURANT Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1970
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
16 Straits Turnpike LLC
Entity
Free & Clear · 11 yrs held
Mailing address
179 DAVIS ST, OAKVILLE, CT 06779-2143
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2015
—
16 Straits Turnpike LLC
Dk & Rd Holdings LLC
Grant Deed
—
May 11, 2000
$405,000
Dk Holdings
Vithoulkas,georgia
Warranty Deed
related
$360,000 · Zwi Kohorn
—
—
16 Straits Turnpike LLC
—
Deed Of Trust
related
$372,800 · Litchfield Bancorp
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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