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Property profile & analytics
OFF-MARKET
Estimated value
$11,615,000
Showrooms
645 Saybrook Rd Middletown, CT 06457-4746
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0383807
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1999
Construction
FRAME
Total area
77,786 SF
Lot
6.57 ac (286,189 SF)
Zoning code
B-2
APN
MTWN M:43 L:0370
UPID
US15-0383807
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
-
The Village at South Farms Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.04M
Blend (final)
Blend
$11.62M
Owner & transaction history
Kre Bsl Husky S Farms · 6 yrs held
Kre Bsl Husky S Farms
since 2019
7 recorded transactions
Zoning & alternative use
B-2 · Middletown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
COMMERCIAL (GENERAL)
$8,590,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,250,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$11.62M
Range $10.45M – $12.78M · ±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
$149 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$320,498
Tax year 2023
Assessed value
$9,535,510
Assessed 2023
Previous assessed
$7,885,540
+20.9% YoY
Effective rate
3.36%
On assessed value
Assessed land
$1,586,660
Assessed improvement
$7,948,850
Applied tax rate
250.0000
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
1999
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
96
Rooms
12
Bathrooms
3
Total area
77,786 SF
Lot
6.57 ac (286,189 SF)
Zoning code
B-2
APN
MTWN M:43 L:0370
UPID
US15-0383807
Jurisdiction
MIDDLETOWN
Zoning & alternative use
B-2 · Middletown, CT
Zoning B-2 · permitted uses
B-2 · Middletown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$8.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.3M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
96
Rooms
12
Bathrooms
3
Lot
6.57 ac
Current owner
From public records · entity-resolved
Kre Bsl Husky S Farms
Individual
Mailing address
9 W 57TH ST STE #4200, NEW YORK, NY 10019-2707
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2026
—
Boron-bsl South Farms LLC
—
Deed
related
$1 · Shfi Debt Fund Di Bc
Jul 22, 2019
—
Kre Bsl Husky S Farms
645 Saybrook Rd Middletow
Warranty Deed
$384,678,000 · Berkeley Point Cap
Jan 12, 2017
—
645 Saybrook Rd LLC
—
Deed
related
$573,187,622 · Hcri Tucson Props
Jan 3, 2007
$14,055,898
Benchmark Gpt Mtwn Ct LLC
Gf Middletown Ct Sh LLC
Warranty Deed
$460,000 · Worth Funding INC
Dec 17, 2004
$27,311,868
G F Middletown Ct Sh LLC
Vlg At South Farms LP
Warranty Deed
$58,000,000 · Merrill Lynch Mortgage Corp
Jun 1, 1998
$800,000
Village S Farms LP
Bongiorno,judy J
Warranty Deed
$34,200,000 · Fleet National Bank
—
—
645 Saybrook Rd LLC
—
Deed Of Trust
related
$573,187,622 · Hcri Tucson Props
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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