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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Investment properties
185 Willow St Waterbury, CT 06710-1960
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US15-0677845
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
3,935 SF
Lot
0.11 ac (4,792 SF)
Zoning code
RM
APN
WBRY M:0234 B:0539 L:0038
UPID
US15-0677845
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
-
Bargain Barn Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$525k
Owner & transaction history
185 Willow St LLC · 1 yrs held
185 Willow St LLC
since 2024
Last sale
$525,000
5 recorded transactions
Zoning & alternative use
RM · Waterbury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$355,000
+30.2%
Office building
$320,000
+17.0%
Retail stores
$320,000
+16.5%
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
$525,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$355,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$320,000
Change: +17% · Conversion: Easy
RETAIL STORES
$320,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $525k (Aug 20 2024)
Last sale anchor
$525k
Aug 20 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
$133 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$6,268
Tax year 2024
Assessed value
$126,770
Assessed 2024
Previous assessed
$126,770
+0.0% YoY
Effective rate
4.94%
On assessed value
Assessed land
$13,440
Assessed improvement
$113,330
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Heating
SPACE
Buildings
1
Stories
3
Units
4
Total area
3,935 SF
Lot
0.11 ac (4,792 SF)
Zoning code
RM
APN
WBRY M:0234 B:0539 L:0038
UPID
US15-0677845
Jurisdiction
WATERBURY
Zoning & alternative use
RM · Waterbury, CT
Zoning RM · permitted uses
RM · 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
AUTO REPAIR, GARAGE
Est. value
$355,000
OFFICE BUILDING
Est. value
$320,000
RETAIL STORES
Est. value
$320,000
AUTO REPAIR, GARAGE
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
1900
Heating
SPACE
Stories
3
Buildings
1
Units
4
Lot
0.11 ac
Current owner
From public records · entity-resolved
185 Willow St LLC
Entity
Mailing address
185 WILLOW ST, WATERBURY, CT 06710-1960
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2025
—
185 Willow St LLC
—
Deed
related
$536,000 · Aci Fund 2 LLC
Aug 20, 2024
$525,000
185 Willow St LLC
11 Units Holdings LLC
Warranty Deed
$497,000 · Broadview Capital LLC
Nov 9, 2022
—
11 Units Holdings LLC
37 Units Mazel LLC
Quit Claim Deed
related
$678,375 · Loan Funder LLC
Nov 9, 2022
$449,500
37 Units Mazel LLC
Tricord Investments LLC
Warranty Deed
—
Aug 18, 2004
$19,000
Tricord Investments
Garritty,johnson R
Warranty Deed
—
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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