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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Industrial properties
28 Plungis Rd Watertown, CT 06795-1321
Individually Owned
14-yr Hold
Free & Clear
Property ID
US15-1088293
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
2017
Construction
FRAME
Total area
8,192 SF
Lot
57.03 ac (2,484,227 SF)
Zoning code
R70
APN
WTWN M:45 B:33 L:2
UPID
US15-1088293
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
-
Hawk Ridge Winery Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$919k
Blend (final)
Blend
$660k
Owner & transaction history
Hidden Breeze Farm · 14 yrs held
Hidden Breeze Farm
since 2012
2 recorded transactions
Zoning & alternative use
R70 · Watertown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+5.5%
Apartment house (5+ units)
$1.0M
+0.3%
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
COMMERCIAL (GENERAL)
$1,015,000
Current use
RESTAURANT
$1,070,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,020,000
Change: +0% · Conversion: Moderate
OFFICE BUILDING
$950,000
Change: -6% · Conversion: Easy
RETAIL STORES
$935,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$81 / 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
$17,017
Tax year 2023
Assessed value
$461,670
Assessed 2023
Previous assessed
$461,670
+0.0% YoY
Effective rate
3.69%
On assessed value
Assessed land
$76,970
Assessed improvement
$384,700
Applied tax rate
240.0000
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
2017
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
8,192 SF
Lot
57.03 ac (2,484,227 SF)
Zoning code
R70
APN
WTWN M:45 B:33 L:2
UPID
US15-1088293
Jurisdiction
WATERTOWN
Zoning & alternative use
R70 · Watertown, CT
Zoning R70 · permitted uses
R70 · Watertown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$950,000
RETAIL STORES
Est. value
$935,000
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RETAIL STORES
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
2017
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
57.03 ac
Current owner
From public records · entity-resolved
Hidden Breeze Farm
Individual
Free & Clear · 14 yrs held
Mailing address
PO BOX 410, WATERTOWN, CT 06795-0410
Ownership since
2012
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
Jan 17, 2012
$500,000
Hidden Breeze Farm
Rickevicius,albinas
Grant Deed
—
Jan 11, 2006
—
Albinas Rickevicius
—
Deed Of Trust
related
$511,529 · United Aluminum
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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