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    5 Watson Rd Preston, CT 06365-8828
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    Property profile & analytics

    5 Watson Rd, Preston, CT 06365-8828

    View on Map
    • Hotels
    • 105,680 SF
    • 8.50 lot acres
    Off-Market
    Property ID
    US15-0130173
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $3,290,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Hilton Garden Inn Preston Casino Area / Hotel & Motel
    • Manumit United / Child Welfare Organization / Charitable Organization

    Property Details for 5 Watson Rd

    Year built
    2011
    Construction
    STEEL FRAME
    Lot size
    8.50 lot acres
    Zone code
    RC
    Property type
    Hotels
    APN
    PRES M:25-0 B:WAT1 L:5
    APU
    PRESM250BWAT1L5

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jun 12, 2024 — Julia Tate Hldg LLC — Deed · related $8.6M · Patrick Levantino
    Apr 8, 2014 — Julia Tate Holding LLC — Grant Deed · related $22M · 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 $9.3M · Wells Fargo Mortgage
    Feb 12, 2010 — Wood Park Dev LLC — Deed Of Trust · related $1.7M · Ronald I Charches Tr
    May 28, 2002 — Jpm Hospitality LLC — Deed Of Trust · related $750k · Greenwich Bank & Trust
    Apr 11, 2001 $885,000 Jpm Hospitality LLC Dawley,janet G Warranty Deed $695k · Zenon Grzybowski
    Apr 11, 2001 $110,000 Jpm Hospitality Watson,henry Warranty Deed $100k · Zenon Grzybowski

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      HOTEL/MOTEL
      $3,340,000
      Current use
      WAREHOUSE, STORAGE
      $5,150,000
      Change: +54% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Preston
    County
    New London
    State
    Connecticut
    Longitude
    -71.9726
    Latitude
    41.4886
    CBSA code
    35980
    CBSA name
    NORWICH-NEW LONDON, CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $224,216
    $1,426,460
    $8,167,740
    $9,594,200
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
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      CHARITABLE ORGANIZATION
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    • Value Estimation by Request
      61.00 Acres

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      COMMERCIAL (GENERAL)
      100 Miller Rd, Preston, CT 06365-8550
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    • Value Estimation by Request
      2.20 Acres

      142 Rte 2a

      PARKING LOT
      142 Rte 2a, Preston, CT 06365-8215
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    • Value Estimation by Request
      0.84 Acres

      16 Rte 2nd 2

      COMMERCIAL (GENERAL)
      16 Rte 2nd 2, Preston, CT 06365-8418
      View Details
    • Value Estimation by Request
      7,720 SF

      134 Rte 12

      DEPARTMENT STORE
      134 Rte 12, Preston, CT 06365-8330
      View Details
    • Value Estimation
      $665,000
      17,744 SF

      24 Rte 2nd 2

      SHOW ROOM, WAREHOUSE
      24 Rte 2nd 2, Preston, CT 06365-8418
      View Details

    Similar Nearby for Sale

    • $6,500,000

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      225-acre farm featuring a residence, inn, and event venue.
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      View Details
    • $6,500,000
      9,784 SF

      Unique Farm and Event Venue

      225-acre farm with residences, event venue, and greenhouse.
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    • Contact for pricing

      Development Opportunity Near Mohegan Sun

      Car wash, convenience store, and gas station near Mohegan Sun.
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    • $320,000
      1,782 SF

      Renovated Office Building with Garage

      Well-maintained office building with garage, ample parking, and renovation.
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      View Details
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    5 Watson Rd
    Preston, CT 06365-8828
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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