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Property profile & analytics
OFF-MARKET
Estimated value
$7,315,000
Showrooms
230 Waterford S Pkwy Waterford, CT 06385-1219
Entity Owned
15-yr Hold
Free & Clear
Property ID
US15-0185856
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2013
Construction
STEEL FRAME
Total area
47,148 SF
Lot
101.29 ac (4,412,192 SF)
Zoning code
R-20
APN
WFRD M:96 L:764
UPID
US15-0185856
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.48M
Blend (final)
Blend
$7.32M
Owner & transaction history
Lawrence&memorial Corp · 15 yrs held
Lawrence&memorial Corp
since 2011
1 recorded transaction
Zoning & alternative use
R-20 · Waterford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
R-20 district is intended to promote single family dwellings.
Zone name
Medium Density Residential District
General category
RESIDENTIAL
Zone area
4,251.27 ac
Source
Realmo
Top alternative use upside
Office building
$6.5M
+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)
$6,270,000
Current use
OFFICE BUILDING
$6,470,000
Change: +3% · Conversion: Easy
RETAIL STORES
$5,255,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$7.32M
Range $6.58M – $8.05M · ±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
$155 / 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
$412,863
Tax year 2023
Assessed value
$19,474,650
Assessed 2023
Previous assessed
$19,474,650
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$2,507,800
Assessed improvement
$16,966,850
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
2013
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
47,148 SF
Lot
101.29 ac (4,412,192 SF)
Zoning code
R-20
APN
WFRD M:96 L:764
UPID
US15-0185856
Jurisdiction
WATERFORD
Zoning & alternative use
R-20 · Waterford, CTZoning R-20 · permitted uses
R-20 · Waterford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
R-20 district is intended to promote single family dwellings.
Zone name
Medium Density Residential District
General category
RESIDENTIAL
Zone area
4,251.27 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.3M
OFFICE BUILDING
Est. value
$6.5M
RETAIL STORES
Est. value
$5.3M
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
2013
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
101.29 ac
Current owner
From public records · entity-resolved
Lawrence&memorial Corp
Entity
Free & Clear · 15 yrs held
Mailing address
365 MONTAUK AVE, NEW LONDON, CT 06320-4700
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2011
$5,500,000
Lawrence&memorial Corp
Waterford[new London Rlty
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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