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Property profile & analytics
OFF-MARKET
Estimated value
$11,350,000
Retail space
3612 Main St Waterbury, CT 06705
Entity Owned
18-yr Hold
Free & Clear
Property ID
US15-1043562
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Total area
90,198 SF
Lot
21.32 ac (928,699 SF)
Zoning code
CA
APN
WBRY M:0404 B:0156 L:0611
UPID
US15-1043562
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
$11.73M
Comparable Approach
Comparable
$10.60M
Blend (final)
Blend
$11.35M
Owner & transaction history
Fohls Department Stores · 18 yrs held
Fohls Department Stores
since 2007
3 recorded transactions
Zoning & alternative use
CA · Waterbury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.2M
+80.3%
Apartment house (5+ units)
$8.9M
+21.6%
Auto repair, garage
$8.2M
+11.8%
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 Waterbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterbury 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%
$12,710,000
6.5%
$11,730,000
7%
$10,895,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,315,000
Current use
RESTAURANT
$13,190,000
Change: +80% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$8,895,000
Change: +22% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,180,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$7,345,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$11.35M
Range $10.22M – $12.49M · ±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
$126 / 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
$529,719
Tax year 2023
Assessed value
$9,775,220
Assessed 2023
Previous assessed
$9,775,220
+0.0% YoY
Effective rate
5.42%
On assessed value
Assessed land
$2,922,640
Assessed improvement
$6,852,580
Applied tax rate
312.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Heating
CENTRAL
Buildings
1
Stories
1
Total area
90,198 SF
Lot
21.32 ac (928,699 SF)
Zoning code
CA
APN
WBRY M:0404 B:0156 L:0611
UPID
US15-1043562
Jurisdiction
WATERBURY
Zoning & alternative use
CA · Waterbury, CT
Zoning CA · permitted uses
CA · Waterbury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.3M
RESTAURANT
Est. value
$13.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.9M
AUTO REPAIR, GARAGE
Est. value
$8.2M
OFFICE BUILDING
Est. value
$7.3M
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2008
Heating
CENTRAL
Stories
1
Buildings
1
Lot
21.32 ac
Current owner
From public records · entity-resolved
Fohls Department Stores
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 2148, MILWAUKEE, WI 53201-2148
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2007
$7,000,000
Fohls Department Stores
84 Waterbury LLC
Warranty Deed
—
Jul 7, 2005
—
84 Waterbury LLC
—
Deed Of Trust
related
$1,000,000 · Banknorth NA
Mar 2, 1999
$650,000
84 Waterbury LLC
Prudential Ins America
Grant Deed
$650,000 · American Bank Of Conneticut
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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