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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Industrial properties
45 Lancaster Dr Beacon Falls, CT 06403-1049
Entity Owned
25-yr Hold
Free & Clear
Property ID
US15-0550225
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2002
Construction
STEEL FRAME
Total area
10,740 SF
Lot
2 ac (87,120 SF)
Zoning code
IPD
APN
BEAC M:003 B:004 L:0016
UPID
US15-0550225
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
-
Industrial Flame Cutting Factory Production Facility
-
Murphy Brothers Heating and Air Conditioning Hardware & Home Improvement Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$820k
Owner & transaction history
Ind Flame Cutting INC · 25 yrs held
Ind Flame Cutting INC
since 2001
2 recorded transactions
Zoning & alternative use
IPD · Beacon Falls, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Industrial Park District
General category
INDUSTRIAL
Zone area
556.85 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$1.2M
+59.3%
Office building
$1.2M
+58.2%
Retail stores
$1.2M
+53.4%
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 Beacon Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beacon Falls 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
INDUSTRIAL (GENERAL)
$760,000
Current use
COMMERCIAL (GENERAL)
$1,210,000
Change: +59% · Conversion: Difficult
OFFICE BUILDING
$1,200,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$1,165,000
Change: +53% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,125,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$975,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$630,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$820k
Range $738k – $902k · ±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
$76 / 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
$16,004
Tax year 2023
Assessed value
$541,790
Assessed 2023
Previous assessed
$541,790
+0.0% YoY
Effective rate
2.95%
On assessed value
Assessed land
$109,200
Assessed improvement
$432,590
Applied tax rate
318.0000
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
2002
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Bathrooms
3
Total area
10,740 SF
Lot
2 ac (87,120 SF)
Zoning code
IPD
APN
BEAC M:003 B:004 L:0016
UPID
US15-0550225
Jurisdiction
BEACON FALLS
Zoning & alternative use
IPD · Beacon Falls, CTZoning IPD · permitted uses
IPD · Beacon Falls, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Industrial Park District
General category
INDUSTRIAL
Zone area
556.85 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$760,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$630,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2002
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Bathrooms
3
Lot
2 ac
Current owner
From public records · entity-resolved
Ind Flame Cutting INC
Entity
Free & Clear · 25 yrs held
Mailing address
PO BOX 277, BEACON FALLS, CT 06403-0277
Ownership since
2001
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
Apr 26, 2002
—
Industrial Flame Cutting
—
Deed Of Trust
related
$483,000 · Naugatuck Valley Sla
Feb 26, 2001
$102,000
Ind Flame Cutting INC
Pines Bridge Assoc
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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