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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Office buildings
765 End Rd Plantsville, CT 06479-2015
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US15-0599312
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1923
Construction
FRAME
Total area
4,640 SF
Lot
1.01 ac (43,996 SF)
Zoning code
B
APN
SOUT M:023 L:042
UPID
US15-0599312
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
-
Mountain Lore Animal Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$717k
Blend (final)
Blend
$810k
Owner & transaction history
765 South End Rd LLC · 1 yrs held
765 South End Rd LLC
since 2024
Last sale
$43,583
6 recorded transactions
Zoning & alternative use
B · Plantsville, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$535,000
+4.4%
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 Plantsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plantsville 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
OFFICE BUILDING
$510,000
Current use
RETAIL STORES
$535,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $44k (Sep 13 2024)
Last sale anchor
$44k
Sep 13 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
$175 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$13,915
Tax year 2024
Assessed value
$442,590
Assessed 2024
Previous assessed
$442,590
+0.0% YoY
Effective rate
3.14%
On assessed value
Assessed land
$146,350
Assessed improvement
$296,240
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1923
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
4,640 SF
Lot
1.01 ac (43,996 SF)
Zoning code
B
APN
SOUT M:023 L:042
UPID
US15-0599312
Jurisdiction
SOUTHINGTON
Zoning & alternative use
B · Plantsville, CTZoning B · permitted uses
B · Plantsville, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$510,000
RETAIL STORES
Est. value
$535,000
OFFICE BUILDING Current
RETAIL STORES
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
1923
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
765 South End Rd LLC
Entity
Free & Clear · 1 yrs held
Mailing address
77 CURTIS RD MIDDLEBURY
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2024
—
765 South End Rd LLC
Joseph J Giangarra
Quit Claim Deed
related
—
Nov 7, 2006
—
Susan L Giangarra
—
Deed Of Trust
related
$625,000 · Naugatuck Savings Bank
Jun 19, 2000
$43,583
Susan Muick-giangarra
Thayer,david Curtiss
Warranty Deed
—
Oct 3, 1989
$255,000
Joseph Giangarra
Simone,john
Grant Deed
$400,000 · Peoples Bk New Britan
Aug 31, 1988
—
John Simone
—
Deed Of Trust
related
$100,000 · Southington Savings Bank
Sep 10, 1987
—
John Simone
—
Deed Of Trust
related
$17,000 · Zwi Kohorn
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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