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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Residential income homes
27 Woodside Cir Middletown, CT 06457-4364
Entity Owned
3-yr Hold
Property ID
US15-0756511
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1864
Total area
6,542 SF
Lot
0.71 ac (30,928 SF)
Zoning code
RPZ
APN
MTWN M:26 L:0482
UPID
US15-0756511
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
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$585k
Owner & transaction history
Buy Or Sell Realty LLC · 3 yrs held
Buy Or Sell Realty LLC
since 2023
Last sale
$560,000
2 recorded transactions
Zoning & alternative use
RPZ · Middletown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
1. New lots in the RPZ zone, along existing City streets and new streets, may be approved, by special exception, to have substantially similar frontage and areas as other lots within the RPZ zone provided all new lots are serviced by both City water and sanitary sewer. No new lot shall have a frontage of less than 50 ft. nor an area of less than 5,000 sq. ft…
Zone name
Residential Pre Zoning
General category
RESIDENTIAL
Zone area
1,014.47 ac
Source
Zoning Code
Top alternative use upside
Commercial (general)
$720,000
+4.1%
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
$620,000
ML approach
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$695,000
Current use
COMMERCIAL (GENERAL)
$720,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $560k (Feb 1 2023)
Last sale anchor
$560k
Feb 1 2023
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
$89 / 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
$11,319
Tax year 2024
Assessed value
$319,640
Assessed 2024
Previous assessed
$319,640
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$73,210
Assessed improvement
$246,430
Applied tax rate
250.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1864
Heating
HOT WATER
Buildings
1
Stories
2
Units
4
Rooms
16
Bathrooms
7
Total area
6,542 SF
Lot
0.71 ac (30,928 SF)
Zoning code
RPZ
APN
MTWN M:26 L:0482
UPID
US15-0756511
Jurisdiction
MIDDLETOWN
Zoning & alternative use
RPZ · Middletown, CTZoning RPZ · permitted uses
RPZ · Middletown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
1. New lots in the RPZ zone, along existing City streets and new streets, may be approved, by special exception, to have substantially similar frontage and areas as other lots within the RPZ zone provided all new lots are serviced by both City water and sanitary sewer. No new lot shall have a frontage of less than 50 ft. nor an area of less than 5,000 sq. ft. Side yards shall not be less than 10% of the street frontage with a minimum side yard of five feet, except that one side yard shall not be less than 10 ft. The use of lots created using this section shall be limited to single- family residential. 2. The Commission may approve a two-family dwelling on a lot of record as a Special Exception. (See §5.6.8.29 Two-Family or Single- Family Dwellings on Lots of Record in an RPZ Zone) 2. Water and Sewer Requirements. When in accordance with the Plan of Conservation and Development all new subdivisions of lots shall be served by city water and sewer unless specifically excluded herein after. 3. Off-Street Parking. Off-street parking spaces and related provisions shall be in accordance with §4.19 Off-Street Parking and Off-Street Loading.
Zone name
Residential Pre Zoning
General category
RESIDENTIAL
Zone area
1,014.47 ac
Source
Zoning Code
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$720,000
APARTMENT HOUSE (5+ UNITS) Current
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
Year built
1864
Heating
HOT WATER
Stories
2
Buildings
1
Units
4
Rooms
16
Bathrooms
7
Lot
0.71 ac
Current owner
From public records · entity-resolved
Buy Or Sell Realty LLC
Entity
Mailing address
27 WOODSIDE CIR, MIDDLETOWN, CT 06457-4364
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Feb 1, 2023
$560,000
Buy Or Sell Realty LLC
Howard H May T
Deed
$536,000 · Rflf 4 LLC
Nov 21, 1995
—
Howard H May
—
Deed Of Trust
related
$170,000 · Eagle Federal 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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