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Property profile & analytics
FOR LEASE
Office Spaces
35 Cold Spring Rd Rocky Hill, CT 06067
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0133851
For Lease
1 / 13
$250 SF/Yr
35 Cold Spring Rd, Rocky Hill, CT 06067
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1987
Total area
920 SF
Zoning code
R-20
APN
ROCK M:16 L:260 U:322
UPID
US15-0133851
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Andrew M Pulvermacher · 5 yrs held
Andrew M Pulvermacher
since 2021
Last sale
$80,000
7 recorded transactions
Zoning & alternative use
R-20 · Rocky Hill, 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 Rocky Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rocky Hill 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 2024Property tax & assessments
Tax year 2024
Tax billed
$1,713
Tax year 2024
Assessed value
$58,730
Assessed 2024
Previous assessed
$55,650
+5.5% YoY
Effective rate
2.92%
On assessed value
Assessed improvement
$58,730
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Lease
Year built
1987
Heating
FORCED AIR
Buildings
1
Stories
1
Bathrooms
2
Total area
920 SF
Zoning code
R-20
APN
ROCK M:16 L:260 U:322
UPID
US15-0133851
Jurisdiction
ROCKY HILL
Zoning & alternative use
R-20 · Rocky Hill, CT
Zoning R-20 · permitted uses
R-20 · Rocky Hill, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rocky Hill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Heating
FORCED AIR
Stories
1
Buildings
1
Bathrooms
2
Current owner
From public records · entity-resolved
Andrew M Pulvermacher
Individual
Mailing address
35 COLD SPG RD STE #315, ROCKY HILL, CT 06067-3163
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2021
—
Andrew M Pulvermacher
Gussie Enterprises LLC
Quit Claim Deed
related
—
Nov 22, 2011
$80,000
Gussie Enterprises LLC
Miszka LLC
Warranty Deed
—
Feb 13, 2006
—
Izabela Horyn
—
Deed Of Trust
related
$55,000 · Performance Asset LLC
Apr 21, 2004
—
Izabela Horyn
—
Deed Of Trust
related
$125,000 · Alfred Gawryluk
Mar 6, 2002
$82,500
Isabela Horyn
Parsons,scott J
Warranty Deed
—
Mar 30, 2001
—
Scott J Parsons
—
Deed Of Trust
related
$55,000 · Savings Bank Of Manchester
May 29, 1997
—
Scott J Parsons
—
Deed Of Trust
related
$55,000 · Savings Bank Of Manchester
Jun 25, 1993
$43,390
Scott J Parsons
Southway Dev Corp
Grant Deed
$50,000 · Fleet Mortgage Corp
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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