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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Showrooms
174 Cross Rd Waterford, CT 06385-1215
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US15-1059031
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2001
Construction
STEEL FRAME
Total area
6,980 SF
Lot
3.32 ac (144,544 SF)
Zoning code
I-G
APN
WFRD M:81 L:3329
UPID
US15-1059031
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
-
Retina Group of New England, PC, Dr. Nauman Chaudhry, MD, Juner Colina-Biscotto, MD Ophthalmologist
-
Dr. Francis Y. Falck, MD Ophthalmologist
-
Dr. Jeffrey A. Hertz, MD Ophthalmologist
-
NE Retina eye group Ophthalmologist
-
Dr. Prior L. Parker, MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$909k
Blend (final)
Blend
$835k
Owner & transaction history
Engr Realty Group LLC · 8 yrs held
Engr Realty Group LLC
since 2018
4 recorded transactions
Zoning & alternative use
I-G · Waterford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
General Industrial District is intended to promote industrial uses.
Zone name
General Industrial District
General category
INDUSTRIAL
Zone area
1,096.16 ac
Source
Realmo
Top alternative use upside
Office building
$960,000
+3.2%
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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$930,000
Current use
OFFICE BUILDING
$960,000
Change: +3% · Conversion: Easy
RETAIL STORES
$780,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$120 / 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
$25,713
Tax year 2023
Assessed value
$1,212,880
Assessed 2023
Previous assessed
$1,212,880
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$231,840
Assessed improvement
$981,040
Applied tax rate
376.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
6,980 SF
Lot
3.32 ac (144,544 SF)
Zoning code
I-G
APN
WFRD M:81 L:3329
UPID
US15-1059031
Jurisdiction
WATERFORD
Zoning & alternative use
I-G · Waterford, CTZoning I-G · permitted uses
I-G · Waterford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
General Industrial District is intended to promote industrial uses.
Zone name
General Industrial District
General category
INDUSTRIAL
Zone area
1,096.16 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$930,000
OFFICE BUILDING
Est. value
$960,000
RETAIL STORES
Est. value
$780,000
COMMERCIAL (GENERAL) Current
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
2001
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
5
Bathrooms
1
Lot
3.32 ac
Current owner
From public records · entity-resolved
Engr Realty Group LLC
Entity
Mailing address
174 CROSS RD, WATERFORD, CT 06385-1215
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2018
$925,100
Engr Realty Group LLC
Waterford Realty LLC
Warranty Deed
—
Mar 30, 2001
—
Waterford Realty LLC
—
Deed Of Trust
related
$1,280,000 · Dime Savings Bank Norwich
Jul 18, 2000
$237,500
Waterford Rlty LLC
Exeter Co
Warranty Deed
—
Jun 10, 1997
—
Exter Co LLC
—
Deed Of Trust
related
$175,000 · Narcy Z Dubicki Tr
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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