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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Industrial properties
7 Corporate Ave Farmington, CT 06032-2840
Entity Owned
30-yr Hold
~
Est. High Equity
Property ID
US15-0712416
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1996
Total area
20,480 SF
Lot
6 ac (261,360 SF)
Zoning code
CR
APN
FARM M:0148 B:5
UPID
US15-0712416
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
-
Pro Star Nutrition Inc Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.37M
Owner & transaction history
Vhr Dev LLC · 30 yrs held
Vhr Dev LLC
since 1995
7 recorded transactions
Zoning & alternative use
CR · Farmington, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Intent of this to promote Industrial Uses
Zone name
Industrial
General category
INDUSTRIAL
Zone area
778.18 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$2.1M
+6.1%
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 Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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)
$1,935,000
Current use
AUTO REPAIR, GARAGE
$2,055,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,880,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±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
$67 / 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
$32,584
Tax year 2023
Assessed value
$1,345,890
Assessed 2023
Previous assessed
$1,345,890
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$315,000
Assessed improvement
$1,030,890
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
20,480 SF
Lot
6 ac (261,360 SF)
Zoning code
CR
APN
FARM M:0148 B:5
UPID
US15-0712416
Jurisdiction
FARMINGTON
Zoning & alternative use
CR · Farmington, CTZoning CR · permitted uses
CR · Farmington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Intent of this to promote Industrial Uses
Zone name
Industrial
General category
INDUSTRIAL
Zone area
778.18 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1996
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
6 ac
Current owner
From public records · entity-resolved
Vhr Dev LLC
Entity
Mailing address
PO BOX 643, FARMINGTON, CT 06034-0643
Ownership since
1995
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2024
—
Vhr Development LLC
—
Deed
related
$3,200,000 · Edgewood V Funding LLC
Mar 4, 2021
—
Vhr Development LLC
—
Deed
related
$700,000 · Edgewood V Funding LLC
Feb 10, 2020
—
Vhr Dev LLC
—
Deed
related
$2,700,000 · Edgewood Mac 5 LLC
Nov 9, 2005
—
Vhr Dev LLC
—
Deed Of Trust
related
$450,000 · Sovereign Bank
Aug 29, 2001
—
V H R Development LLC
—
Deed Of Trust
related
$1,200,000 · Sovereign Bank
Nov 18, 1996
—
Vhr Dev LLC
—
Deed Of Trust
related
$385,000 · First National Bank New Englnd
Nov 9, 1995
—
Vhr Dev LLC
—
Deed Of Trust
related
$1,100,000 · First National Bank New Englnd
Nov 6, 1995
$270,000
Vhr Dev LLC
Fcp Land Holding LLC
Warranty Deed
—
—
—
Vhr Dev LLC
—
Deed Of Trust
related
$2,700,000 · Edgewood Mac 5 LLC
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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