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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Warehouses
326 Butlertown Rd Oakdale, CT 06370-1830
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0641235
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,708 SF
Lot
5.67 ac (246,985 SF)
Zoning code
LI
APN
MONT M:005 B:032 L:005
UPID
US15-0641235
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
-
Paterson Manufacturing Inc General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
326 Butlertown LLC · 5 yrs held
326 Butlertown LLC
since 2021
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
LI · Oakdale, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$825,000
+94.9%
Restaurant
$810,000
+91.1%
Commercial (general)
$685,000
+61.1%
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 Oakdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakdale 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
$710,000
ML approach
$635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$825,000
Change: +95% · Conversion: Easy
RESTAURANT
$810,000
Change: +91% · Conversion: Difficult
COMMERCIAL (GENERAL)
$685,000
Change: +61% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$670,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$665,000
Change: +56% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $750k (Apr 12 2021)
Last sale anchor
$750k
Apr 12 2021
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
$82 / 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
$8,911
Tax year 2023
Assessed value
$320,880
Assessed 2023
Previous assessed
$320,880
+0.0% YoY
Effective rate
2.78%
On assessed value
Assessed land
$78,120
Assessed improvement
$242,760
Applied tax rate
361.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Total area
8,708 SF
Lot
5.67 ac (246,985 SF)
Zoning code
LI
APN
MONT M:005 B:032 L:005
UPID
US15-0641235
Jurisdiction
MONTVILLE
Zoning & alternative use
LI · Oakdale, CT
Zoning LI · permitted uses
LI · Oakdale, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oakdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$825,000
RESTAURANT
Est. value
$810,000
COMMERCIAL (GENERAL)
Est. value
$685,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$670,000
RETAIL STORES
Est. value
$665,000
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Lot
5.67 ac
Current owner
From public records · entity-resolved
326 Butlertown LLC
Entity
Mailing address
326 BUTLERTOWN RD, UNCASVILLE, CT 06382
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Apr 12, 2021
—
326 Butlertown LLC
B&w Paving&landscaping
Quit Claim Deed
related
—
Nov 16, 2016
$750,000
B & W Paving & Landscaping
Grisafe,bruce & Cecelia
Warranty Deed
$750,000 · Bruce Grisafe
Sep 28, 1998
—
Bruce Grisafe
—
Deed Of Trust
related
$135,000 · Dime Savings Bank Norwich
Mar 30, 1998
$35,000
Bruce Grisafe
Lindo,horace
Warranty Deed
—
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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