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Property profile & analytics
OFF-MARKET
Estimated value
$3,290,000
Hotels
5 Watson Rd Preston, CT 06365-8828
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US15-0130173
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2011
Construction
STEEL FRAME
Total area
105,680 SF
Lot
8.5 ac (370,260 SF)
Zoning code
RC
APN
PRES M:25-0 B:WAT1 L:5
UPID
US15-0130173
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
-
Hilton Garden Inn Preston Casino Area Hotel & Motel
-
Manumit United Child Welfare Organization Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.29M
Owner & transaction history
Julia Tate Holding LLC · 12 yrs held
Julia Tate Holding LLC
since 2014
7 recorded transactions
Zoning & alternative use
RC · Preston, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.2M
+54.2%
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 Preston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Preston 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
HOTEL/MOTEL
$3,340,000
Current use
WAREHOUSE, STORAGE
$5,150,000
Change: +54% · Conversion: Difficult
Blend value · Realmo final
$3.29M
Range $2.96M – $3.62M · ±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
$31 / 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
$224,216
Tax year 2024
Assessed value
$9,594,200
Assessed 2024
Previous assessed
$9,594,200
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$1,426,460
Assessed improvement
$8,167,740
Applied tax rate
366.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
165
Total area
105,680 SF
Lot
8.5 ac (370,260 SF)
Zoning code
RC
APN
PRES M:25-0 B:WAT1 L:5
UPID
US15-0130173
Jurisdiction
PRESTON
Zoning & alternative use
RC · Preston, CT
Zoning RC · permitted uses
RC · Preston, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Preston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$5.2M
HOTEL/MOTEL Current
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
2011
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
165
Lot
8.5 ac
Current owner
From public records · entity-resolved
Julia Tate Holding LLC
Entity
Mailing address
233 PROMENADE ST E, MONTGOMERY, TX 77356-8305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2024
—
Julia Tate Hldg LLC
—
Deed
related
$8,632,196 · Patrick Levantino
Apr 8, 2014
—
Julia Tate Holding LLC
—
Grant Deed
related
$22,000,000 · Worth Fndg
Mar 28, 2014
—
Julia Tate Holding LLC
Julia Tate Properties LLC
Quit Claim Deed
related
—
Jan 15, 2014
—
Julia Tate Properties LLC
Julia Tate Holding LLC
Quit Claim Deed
related
—
Nov 26, 2013
—
Julia Tate Holding LLC
Julia Tate Properties LLC
Quit Claim Deed
related
—
Jul 28, 2011
—
Julia Tate Props LLC
—
Deed Of Trust
related
$9,300,000 · Wells Fargo Mortgage
Feb 12, 2010
—
Wood Park Dev LLC
—
Deed Of Trust
related
$1,700,000 · Ronald I Charches Tr
May 28, 2002
—
Jpm Hospitality LLC
—
Deed Of Trust
related
$750,000 · Greenwich Bank & Trust
Apr 11, 2001
$885,000
Jpm Hospitality LLC
Dawley,janet G
Warranty Deed
$695,000 · Zenon Grzybowski
Apr 11, 2001
$110,000
Jpm Hospitality
Watson,henry
Warranty Deed
$100,000 · Zenon Grzybowski
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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