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Property profile & analytics
OFF-MARKET
Estimated value
$305,000
Showrooms
270 Boston Post Rd Waterford, CT 06385-2009
Individually Owned
11-yr Hold
Free & Clear
Property ID
US15-0985281
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
565 SF
Lot
22 ac (958,320 SF)
Zoning code
C-MF
APN
WFRD M:125 L:628
UPID
US15-0985281
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
-
Brookside Mobile Home Park Housing Development
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$305k
Owner & transaction history
State Of Connecticut · 11 yrs held
State Of Connecticut
since 2015
4 recorded transactions
Zoning & alternative use
C-MF · Waterford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Commercial Multi Family District is intended to promote mixed uses.
Zone name
Commercial Multifamily District
General category
MIXED_USE
Zone area
142.51 ac
Source
Realmo
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
Blend value · Realmo final
$305k
Range $275k – $336k · ±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
$540 / 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
$11,147
Tax year 2023
Assessed value
$525,820
Assessed 2023
Previous assessed
$525,820
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$508,200
Assessed improvement
$17,620
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
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
565 SF
Lot
22 ac (958,320 SF)
Zoning code
C-MF
APN
WFRD M:125 L:628
UPID
US15-0985281
Jurisdiction
WATERFORD
Zoning & alternative use
C-MF · Waterford, CTZoning C-MF · permitted uses
C-MF · Waterford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Commercial Multi Family District is intended to promote mixed uses.
Zone name
Commercial Multifamily District
General category
MIXED_USE
Zone area
142.51 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
5
Bathrooms
1
Lot
22 ac
Current owner
From public records · entity-resolved
State Of Connecticut
Individual
Free & Clear · 11 yrs held
Mailing address
PO BOX 5827, NORWICH, CT 06360
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
—
Terrace Realty LLC
—
Deed
related
$380,000 · Charter Oak FCU
Apr 24, 2015
$6,320
State Of Connecticut
Terrace Realty LLC
Warranty Deed
—
Jan 14, 2011
$26,500
John J Gerry
Terrace Realty LLC
Grant Deed
—
Mar 1, 2010
$668,800
Terrace Realty LLC
Perry Family Partnership
Grant Deed
$535,040 · Charter Oak FCU
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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