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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Showrooms
2328 Middlebury Rd Middlebury, CT 06762
Entity Owned
5-yr Hold
Free & Clear
Property ID
US15-1022729
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1898
Total area
3,429 SF
Lot
16.5 ac (718,740 SF)
Zoning code
R40
APN
MIDD M:7-06 L:030
UPID
US15-1022729
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
-
Lake Quassapaug Outing Club (LQOC) Nightclub Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$450k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$384k
Blend (final)
Blend
$535k
Owner & transaction history
Sprezzatura LLC · 5 yrs held
Sprezzatura LLC
since 2020
5 recorded transactions
Zoning & alternative use
R40 · Middlebury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Middlebury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middlebury 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
$450,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$156 / 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
$32,310
Tax year 2024
Assessed value
$991,100
Assessed 2024
Previous assessed
$991,100
+0.0% YoY
Effective rate
3.26%
On assessed value
Assessed land
$809,600
Assessed improvement
$181,500
Applied tax rate
332.0000
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
1898
Heating
NONE
Buildings
1
Stories
3
Units
1
Rooms
13
Bathrooms
2
Total area
3,429 SF
Lot
16.5 ac (718,740 SF)
Zoning code
R40
APN
MIDD M:7-06 L:030
UPID
US15-1022729
Jurisdiction
MIDDLEBURY
Zoning & alternative use
R40 · Middlebury, CT
Zoning R40 · permitted uses
R40 · Middlebury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middlebury. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1898
Heating
NONE
Stories
3
Buildings
1
Units
1
Rooms
13
Bathrooms
2
Lot
16.5 ac
Current owner
From public records · entity-resolved
Sprezzatura LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2328 PO BOX 75TH RD, MIDDLEBURY, CT 06762-0075
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2020
—
Sprezzatura LLC
Maryann Carolan
Quit Claim Deed
related
—
Feb 10, 2020
—
David J Mcdonald LLC
Eileen A Mcdonald
Executors Deed
—
Mar 27, 2013
$1
David Mcdonald LLC
Mcdonald,david
Grant Deed
related
—
Mar 27, 2013
$110,000
David Mcdonald
Mcdonald,jane
Grant Deed
related
—
Jan 5, 2010
—
Vincent Mcdonald
—
Deed Of Trust
related
$282,633 · Barry Lerman 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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