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Property profile & analytics
OFF-MARKET
Estimated value
$6,500,000
Commercial real estate
256 Town St East Haddam, CT 06423-1426
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0032120
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
35.64 ac (1,552,683 SF)
Zoning code
R2
APN
EHDM M:M19 L:L013
UPID
US15-0032120
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
-
Wolf's Den Family Campground Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.50M
Owner & transaction history
Wolfs Den Cg Spe LLC · 4 yrs held
Wolfs Den Cg Spe LLC
since 2022
Last sale
$6.6M
7 recorded transactions
Zoning & alternative use
R2 · East Haddam, 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 East Haddam submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Haddam 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
$6,350,000
ML approach
$6,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.50M
Range $5.85M – $7.15M · ±10% · vs last sale $6.58M (Feb 9 2022)
Last sale anchor
$6.58M
Feb 9 2022
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
—
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
$29,213
Tax year 2023
Assessed value
$1,134,480
Assessed 2023
Previous assessed
$1,134,480
+0.0% YoY
Effective rate
2.58%
On assessed value
Assessed land
$730,650
Assessed improvement
$403,830
Applied tax rate
264.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
3
Units
3
Lot
35.64 ac (1,552,683 SF)
Zoning code
R2
APN
EHDM M:M19 L:L013
UPID
US15-0032120
Jurisdiction
EAST HADDAM
Zoning & alternative use
R2 · East Haddam, CT
Zoning R2 · permitted uses
R2 · East Haddam, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Haddam. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Buildings
3
Units
3
Lot
35.64 ac
Current owner
From public records · entity-resolved
Wolfs Den Cg Spe LLC
Entity
Mailing address
256 TOWN ST, EAST HADDAM, CT 06423-1426
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2022
$6,575,000
Wolfs Den Cg Spe LLC
Wolfs Den Coop Camp
Warranty Deed
$10,500,000 · Ion Bank
Feb 9, 2022
—
Wolfs Den Cg Spe LLC
Wolfs Den Coop Camp
Quit Claim Deed
related
$10,500,000 · Ion Bank
Jul 16, 2009
—
Wolfs Den Coop INC
—
Grant Deed
related
$450,000 · Liberty Bank
May 17, 2007
—
Wolfs Den Coop Assn INC
—
Deed Of Trust
related
$250,000 · Liberty Bank
May 4, 2007
—
Gustine Properties INC
—
Deed Of Trust
related
$250,000 · Liberty Bank
Feb 10, 1997
—
Gustine Properties INC
—
Deed Of Trust
related
$100,000 · Liberty Bank
Jun 16, 1989
$1,250,000
Wolfs Den Coop Campgr
Wolfs Den Assoc
Grant Deed
related
—
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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