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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Manufacturing properties
2 Alliance Cir Beacon Falls, CT 06403-1054
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0678109
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2006
Construction
STEEL FRAME
Total area
29,205 SF
Lot
6.57 ac (286,189 SF)
Zoning code
IPD
APN
BEAC M:003 B:001 L:0008-A
UPID
US15-0678109
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
-
Magna Steel Sales Inc. Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.97M
Blend (final)
Blend
$2.84M
Owner & transaction history
Pike Land Development LLC · 5 yrs held
Pike Land Development LLC
since 2021
4 recorded transactions
Zoning & alternative use
IPD · Beacon Falls, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Industrial Park District
General category
INDUSTRIAL
Zone area
556.85 ac
Source
Realmo
Top alternative use upside
Restaurant
$4.3M
+106.8%
Commercial (general)
$3.3M
+59.3%
Office building
$3.3M
+58.2%
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 Beacon Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beacon Falls 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
INDUSTRIAL (GENERAL)
$2,065,000
Current use
RESTAURANT
$4,270,000
Change: +107% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,290,000
Change: +59% · Conversion: Difficult
OFFICE BUILDING
$3,265,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$3,170,000
Change: +53% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,055,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,650,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$1,720,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±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
$97 / 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
$55,340
Tax year 2023
Assessed value
$1,873,400
Assessed 2023
Previous assessed
$1,873,400
+0.0% YoY
Effective rate
2.95%
On assessed value
Assessed land
$201,290
Assessed improvement
$1,672,110
Applied tax rate
318.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
3
Total area
29,205 SF
Lot
6.57 ac (286,189 SF)
Zoning code
IPD
APN
BEAC M:003 B:001 L:0008-A
UPID
US15-0678109
Jurisdiction
BEACON FALLS
Zoning & alternative use
IPD · Beacon Falls, CTZoning IPD · permitted uses
IPD · Beacon Falls, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Industrial Park District
General category
INDUSTRIAL
Zone area
556.85 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.1M
RESTAURANT
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2006
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
3
Lot
6.57 ac
Current owner
From public records · entity-resolved
Pike Land Development LLC
Entity
Mailing address
2 ALLIANCE CIR, BEACON FALLS, CT 06403-1054
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
May 18, 2021
—
Pike Land Development LLC
—
Deed
related
$1,750,000 · Liberty Bank
Feb 10, 2014
—
Pike Land Development LLC
—
Deed Of Trust
related
$1,306,819 · Naugatuck Valley Sla
Aug 7, 2007
—
Pike Land Development
—
Deed Of Trust
related
$1,383,000 · Ct Comunity Inv
Mar 16, 2006
—
Pines Bridge Rd LLC
—
Deed Of Trust
related
$201,000 · Naugatuck Savings Bank
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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