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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Warehouses
478 Hegeman Ave Colchester, VT 05446-3189
Entity Owned
Free & Clear
Property ID
US89-0176303
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1938
Construction
FRAME
Total area
4,800 SF
Lot
0.36 ac (15,682 SF)
Zoning code
GD2
APN
(048) 20-0030100020000
UPID
US89-0176303
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
-
Green Empire Brewing Production Facility Brewery & Distillery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$665k
Owner & transaction history
Housingvt#2 LLC
Housingvt#2 LLC
since 2025
Last sale
$665,000
2 recorded transactions
Zoning & alternative use
GD2 · Colchester, VT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$715,000
+114.4%
Medical building
$670,000
+101.5%
Auto repair, garage
$580,000
+73.8%
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 Colchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colchester 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
OFFICE BUILDING
$715,000
Change: +114% · Conversion: Difficult
MEDICAL BUILDING
$670,000
Change: +102% · Conversion: Difficult
AUTO REPAIR, GARAGE
$580,000
Change: +74% · Conversion: Easy
COMMERCIAL (GENERAL)
$490,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $665k (Nov 25 2025)
Last sale anchor
$665k
Nov 25 2025
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
$139 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$6,228
Tax year 2022
Applied tax rate
48.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1938
Construction
FRAME
Heating
FLOOR/WALL FURNACE
Buildings
1
Stories
1
Units
1
Total area
4,800 SF
Lot
0.36 ac (15,682 SF)
Zoning code
GD2
APN
(048) 20-0030100020000
UPID
US89-0176303
Jurisdiction
COLCHESTER
Zoning & alternative use
GD2 · Colchester, VT
Zoning GD2 · permitted uses
GD2 · Colchester, VT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Colchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$715,000
MEDICAL BUILDING
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$580,000
COMMERCIAL (GENERAL)
Est. value
$490,000
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1938
Construction
FRAME
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
1
Units
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Housingvt#2 LLC
Entity
Free & Clear · 0 yrs held
Mailing address
25 HALFMOON LN, WILLISTON, VT 05495-7945
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Nov 25, 2025
$665,000
Housingvt#2 LLC
478 Hegeman Avenue LLC
Deed
—
May 6, 2013
—
478 Hegeman Avenue LLC
Poratti,john M
Grant Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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