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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Industrial properties
179 Cross Rd Waterford, CT 06385-1216
Entity Owned
6-yr Hold
Free & Clear
Property ID
US15-0555199
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,936 SF
Lot
1.18 ac (51,326 SF)
Zoning code
I-G
APN
WFRD M:82 L:1736
UPID
US15-0555199
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
-
Analytical Technologies Group Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$639k
Blend (final)
Blend
$695k
Owner & transaction history
Rj Marelli Realty LLC · 6 yrs held
Rj Marelli Realty LLC
since 2020
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
I-G · Waterford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+124.5%
Commercial (general)
$1.1M
+117.6%
Retail stores
$885,000
+82.3%
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
$670,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$485,000
Current use
OFFICE BUILDING
$1,090,000
Change: +124% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,055,000
Change: +118% · Conversion: Difficult
RETAIL STORES
$885,000
Change: +82% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$675,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$695k
Range $626k – $765k · ±10% · vs last sale $700k (Jun 19 2020)
Last sale anchor
$700k
Jun 19 2020
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
$88 / 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
$14,217
Tax year 2023
Assessed value
$670,610
Assessed 2023
Previous assessed
$670,610
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$176,740
Assessed improvement
$493,870
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Rooms
7
Bathrooms
3
Total area
7,936 SF
Lot
1.18 ac (51,326 SF)
Zoning code
I-G
APN
WFRD M:82 L:1736
UPID
US15-0555199
Jurisdiction
WATERFORD
Zoning & alternative use
I-G · Waterford, CT
Zoning 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
Waterford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$485,000
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$885,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$675,000
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Rooms
7
Bathrooms
3
Lot
1.18 ac
Current owner
From public records · entity-resolved
Rj Marelli Realty LLC
Entity
Free & Clear · 6 yrs held
Mailing address
180 CROSS RD, WATERFORD, CT 06385-1215
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2021
—
Parkway South LLC
—
Deed
related
$400,000 · Eastern Bank
Jun 19, 2020
—
Rj Marelli Realty LLC
Tuck Props LLC
Quit Claim Deed
related
—
Jun 6, 2019
—
Parkway S LLC
—
Deed
related
$2,700,000 · Miscellaneous Fin & Mtg Co
Jun 16, 2014
$700,000
Tuck Properties LLC
Parkway South LLC
Warranty Deed
$650,000 · Parkway South LLC
Apr 29, 1999
$420,000
Parkway South LLC
179 Cross Rd Assoc
Warranty Deed
—
May 31, 1989
$500,000
Cross Rd Assoc 179
Corvello,james
Grant Deed
$350,000 · Coastal Bank
Jun 2, 1988
—
James Corvello
—
Deed Of Trust
related
$140,000 · Coastal Bank
—
—
Parkway S LLC
—
Deed Of Trust
related
$2,700,000 · Miscellaneous Fin & Mtg Co
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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