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Property profile & analytics
OFF-MARKET
Commercial land
63rd Boston Post Rd Waterford, CT 06385-2423
Individually Owned
5-yr Hold
Free & Clear
Property ID
US15-0816688
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.5 ac (21,780 SF)
Zoning code
VR-10
APN
WFRD M:134 L:833
UPID
US15-0816688
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Frederick P Roe · 5 yrs held
Frederick P Roe
since 2020
1 recorded transaction
Zoning & alternative use
VR-10 · Waterford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the Village Density Residential District is to preserve the existing character of a village, permit infill development consistent with the existing density and character of a village, and prevent villages from being non-conforming under the R-20 zone. A goal of the Town Plan of Development is to foster the preservation of the strong village id…
Zone name
Village Residential District
General category
RESIDENTIAL
Zone area
181.05 ac
Source
Realmo
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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$223
Tax year 2023
Assessed value
$10,500
Assessed 2023
Previous assessed
$10,500
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$10,500
Applied tax rate
376.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.5 ac (21,780 SF)
Zoning code
VR-10
APN
WFRD M:134 L:833
UPID
US15-0816688
Jurisdiction
WATERFORD
Zoning & alternative use
VR-10 · Waterford, CTZoning VR-10 · permitted uses
VR-10 · Waterford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the Village Density Residential District is to preserve the existing character of a village, permit infill development consistent with the existing density and character of a village, and prevent villages from being non-conforming under the R-20 zone. A goal of the Town Plan of Development is to foster the preservation of the strong village identities which currently exist throughout the community. Thus, the Commission declares that it is in the public interest to insure that the distinctive character of a village should not be injuriously affected and that the scale of a village be maintained. It is intended to promote single family dwellings.
Zone name
Village Residential District
General category
RESIDENTIAL
Zone area
181.05 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
Frederick P Roe
Individual
Free & Clear · 5 yrs held
Mailing address
774 OCEAN AVE, NEW LONDON, CT 06320-3055
Ownership since
2020
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
Sep 3, 2020
—
Frederick P Roe
Maria A Roe
Trustees 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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