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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Commercial real estate
7 Beeches Ln Woodstock, CT 06281-3436
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0470891
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
3.84 ac (167,270 SF)
APN
WSTK M:6397 B:57 L:01A
UPID
US15-0470891
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
-
Body and Soul Acupuncture and Massage Alternative Medicine Practice Spa & Massage Center
-
Quiet Corner Skincare Spa & Massage Center
-
Simplicity by Miklynn Spa & Massage Center
-
An Inner Lens, LLC Crisis Center Medical Clinic
-
Intricate Bodyworks Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$935k
Owner & transaction history
C&e Holdings LLC · 2 yrs held
C&e Holdings LLC
since 2024
Last sale
$935,000
4 recorded transactions
Zoning & alternative use
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$935,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $935k (Jun 3 2024)
Last sale anchor
$935k
Jun 3 2024
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
—
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
$12,119
Tax year 2023
Assessed value
$540,800
Assessed 2023
Previous assessed
$540,800
+0.0% YoY
Effective rate
2.24%
On assessed value
Assessed land
$66,300
Assessed improvement
$474,500
Applied tax rate
516.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
5
Units
7
Lot
3.84 ac (167,270 SF)
APN
WSTK M:6397 B:57 L:01A
UPID
US15-0470891
Jurisdiction
WOODSTOCK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
5
Units
7
Lot
3.84 ac
Current owner
From public records · entity-resolved
C&e Holdings LLC
Entity
Mailing address
26 MALLARD PT, GRISWOLD, CT 06351-1502
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2024
$935,000
C&e Holdings LLC
360 Gendron Rd LLC
Warranty Deed
$682,000 · Dime Bank
Dec 30, 2021
$575,000
360 Gendron Road LLC
Herman Matthewalan
Warranty Deed
$375,000 · Jewett City Savings Bank
Dec 3, 2008
—
George C Pasay
—
Deed Of Trust
related
$220,000 · Savings Institute
Jun 30, 1999
$355,000
George C Pasay
Citizens Nb
Grant Deed
$240,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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