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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Retail space
264 Nn Rd Broad Brook, CT 06016-9518
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0421522
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
4,600 SF
Lot
11.8 ac (514,008 SF)
Zoning code
A-1
APN
EWIN M:126 B:28 L:8
UPID
US15-0421522
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
$788k
Blend (final)
Blend
$715k
Owner & transaction history
Flower Dog Farm LLC · 2 yrs held
Flower Dog Farm LLC
since 2024
2 recorded transactions
Zoning & alternative use
A-1 · Broad Brook, 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 Broad Brook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Broad Brook 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
RETAIL STORES
$530,000
Current use
OFFICE BUILDING
$505,000
Change: -4% · Conversion: Easy
AUTO REPAIR, GARAGE
$460,000
Change: -13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$435,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±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 2022Property tax & assessments
Tax year 2022
Tax billed
$18,168
Tax year 2022
Assessed value
$528,440
Assessed 2022
Previous assessed
$528,440
+0.0% YoY
Effective rate
3.44%
On assessed value
Assessed land
$84,910
Assessed improvement
$443,530
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
4,600 SF
Lot
11.8 ac (514,008 SF)
Zoning code
A-1
APN
EWIN M:126 B:28 L:8
UPID
US15-0421522
Jurisdiction
EAST WINDSOR
Zoning & alternative use
A-1 · Broad Brook, CT
Zoning A-1 · permitted uses
A-1 · Broad Brook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Broad Brook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$530,000
OFFICE BUILDING
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$460,000
COMMERCIAL (GENERAL)
Est. value
$435,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
11.8 ac
Current owner
From public records · entity-resolved
Flower Dog Farm LLC
Entity
Mailing address
264 NN RD, BROAD BROOK, CT 06016-9518
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2024
—
Flower Dog Farm LLC
Revays Properties LLC
Warranty Deed
—
Nov 2, 2005
—
Revays Prop LLC
—
Deed Of Trust
related
$600,000 · First Pioneer Farm Credit Aca
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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