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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Showrooms
49 Potuccos Ring Rd Wolcott, CT 06716-2413
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US15-0209541
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1970
Construction
STEEL FRAME
Total area
5,600 SF
Lot
1.02 ac (44,431 SF)
Zoning code
GC
APN
WOLC M:114 B:1 L:186A
UPID
US15-0209541
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
-
Park City Steel Co Inc Factory Production Facility
-
Artie's Auto Body Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
Barbara Maxwellmerklen · 5 yrs held
Barbara Maxwellmerklen
since 2021
Last sale
$536,074
1 recorded transaction
Zoning & alternative use
GC · Wolcott, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$820,000
+67.0%
Apartment house (5+ units)
$550,000
+12.6%
Auto repair, garage
$510,000
+3.6%
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 Wolcott submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wolcott 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
$550,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$490,000
Current use
RESTAURANT
$820,000
Change: +67% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$550,000
Change: +13% · Conversion: Moderate
AUTO REPAIR, GARAGE
$510,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$455,000
Change: -7% · Conversion: Easy
RETAIL STORES
$455,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $536k (May 7 2021)
Last sale anchor
$536k
May 7 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
$96 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$6,248
Tax year 2024
Assessed value
$188,940
Assessed 2024
Previous assessed
$188,940
+0.0% YoY
Effective rate
3.31%
On assessed value
Assessed land
$74,970
Assessed improvement
$113,970
Applied tax rate
344.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
5,600 SF
Lot
1.02 ac (44,431 SF)
Zoning code
GC
APN
WOLC M:114 B:1 L:186A
UPID
US15-0209541
Jurisdiction
WOLCOTT
Zoning & alternative use
GC · Wolcott, CT
Zoning GC · permitted uses
GC · Wolcott, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wolcott. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$490,000
RESTAURANT
Est. value
$820,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$550,000
AUTO REPAIR, GARAGE
Est. value
$510,000
OFFICE BUILDING
Est. value
$455,000
RETAIL STORES
Est. value
$455,000
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Barbara Maxwellmerklen
Individual
Free & Clear · 5 yrs held
Mailing address
394 WOLCOTT RD, WOLCOTT, CT 06716-2689
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2021
$536,074
Barbara Maxwellmerklen
Toll Ct 2 LP
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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