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Property profile & analytics
OFF-MARKET
Industrial properties
280 Rock Ln Milford, CT 06460-3853
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0346736
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1961
Construction
STEEL FRAME
Total area
6,900 SF
Lot
0.56 ac (24,394 SF)
Zoning code
LI
APN
MILF M:92 B:705 L:1-B
UPID
US15-0346736
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
-
Cam Manufacturing Co LLC Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Black Pearl Re Hldg Co · 5 yrs held
Black Pearl Re Hldg Co
since 2020
4 recorded transactions
Zoning & alternative use
LI · Milford, 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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$8,227
Tax year 2023
Assessed value
$302,810
Assessed 2023
Previous assessed
$301,900
+0.3% YoY
Effective rate
2.72%
On assessed value
Assessed land
$137,620
Assessed improvement
$165,190
Applied tax rate
333.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1961
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
8
Total area
6,900 SF
Lot
0.56 ac (24,394 SF)
Zoning code
LI
APN
MILF M:92 B:705 L:1-B
UPID
US15-0346736
Jurisdiction
MILFORD
Zoning & alternative use
LI · Milford, CT
Zoning LI · permitted uses
LI · Milford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1961
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
8
Lot
0.56 ac
Current owner
From public records · entity-resolved
Black Pearl Re Hldg Co
Entity
Mailing address
250 ROCK LN, MILFORD, CT 06460-3853
Ownership since
2020
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
Nov 6, 2020
—
Black Pearl Re Hldg Co
Christopher R Branca
Warranty Deed
$297,000 · Milford Bank
Sep 2, 2004
$390,000
Lueder Seecamp
Page,diane J
Warranty Deed
—
Jul 13, 1998
$214,000
Diane J Page
Fogler,stephen R
Warranty Deed
—
Jul 13, 1998
—
Diane J Pagea
—
Deed Of Trust
related
$210,000 · Home Loan & Investment 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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