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Property profile & analytics
OFF-MARKET
Estimated value
$2,395,000
Assisted living facilities
778 Middlebury Rd, Middlebury, CT 06762-2401
Entity Owned
2-yr Hold
Free & Clear
Property ID
US15-0652547
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
19,222 SF
Lot
4.4 ac (191,664 SF)
Zoning code
R40
APN
MIDD M:5-08 L:244
UPID
US15-0652547
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
-
Complete Care at Middlebury Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.40M
Owner & transaction history
Middlebury Propco LLC · 2 yrs held
Middlebury Propco LLC
since 2023
Last sale
$2.4M
4 recorded transactions
Zoning & alternative use
R40 · Middlebury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+208.2%
Restaurant
$2.3M
+159.2%
Auto repair, garage
$1.7M
+89.0%
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 Middlebury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middlebury 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
$2,385,000
ML approach
$2,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,740,000
Change: +208% · Conversion: Difficult
RESTAURANT
$2,305,000
Change: +159% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,680,000
Change: +89% · Conversion: Difficult
OFFICE BUILDING
$1,600,000
Change: +80% · Conversion: Difficult
RETAIL STORES
$1,560,000
Change: +76% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,560,000
Change: +75% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.63M · ±10% · vs last sale $2.40M (Oct 12 2023)
Last sale anchor
$2.40M
Oct 12 2023
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
$125 / 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
$54,339
Tax year 2023
Assessed value
$1,684,400
Assessed 2023
Previous assessed
$1,684,400
+0.0% YoY
Effective rate
3.23%
On assessed value
Assessed land
$463,300
Assessed improvement
$1,221,100
Applied tax rate
332.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
YES
Buildings
1
Stories
1
Units
53
Rooms
2
Total area
19,222 SF
Lot
4.4 ac (191,664 SF)
Zoning code
R40
APN
MIDD M:5-08 L:244
UPID
US15-0652547
Jurisdiction
MIDDLEBURY
Zoning & alternative use
R40 · Middlebury, CT
Zoning R40 · permitted uses
R40 · Middlebury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middlebury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.7M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
Yes
Stories
1
Buildings
1
Units
53
Rooms
2
Lot
4.4 ac
Current owner
From public records · entity-resolved
Middlebury Propco LLC
Entity
Free & Clear · 2 yrs held
Mailing address
778 MIDDLEBURY RD, MIDDLEBURY, CT 06762-2401
Ownership since
2023
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
Mar 11, 2025
—
Middlebury Propco LLC
—
Deed
related
$97,000,000 · Key Bank NA
Oct 12, 2023
$2,400,000
Middlebury Propco LLC
Middlebury Convalescent H
Warranty Deed
—
May 8, 2002
—
Middlebury Convalescnt
—
Deed Of Trust
related
$400,000 · American Savings Bank
Nov 20, 1992
—
Middlebury Convalescen
—
Deed Of Trust
related
$75,000 · Naugatuck Savings Bank
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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