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Property profile & analytics
OFF-MARKET
Estimated value
$4,520,000
Office buildings
8 2nd Mile Rd, Farmington, CT 06032-2559
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0983417
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
32,575 SF
Lot
3.81 ac (165,964 SF)
Zoning code
BR
APN
FARM M:0108 B:2-20150008
UPID
US15-0983417
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
-
Waterlogic USA Big Box & Wholesale Store
-
Two Mile Road Realty Accoc LLC Real Estate Agency
-
Dr. Frederick Rau FACOG Physician
-
Wells Fargo Advisors Financial Advisor
-
Women's After-Hours Care in Farmington Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.35M
Blend (final)
Blend
$4.52M
Owner & transaction history
Barnard Park LLC · 4 yrs held
Barnard Park LLC
since 2022
Last sale
$4.5M
4 recorded transactions
Zoning & alternative use
BR · Farmington, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+52.4%
Retail stores
$3.8M
+2.6%
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
$4,515,000
ML approach
$4,565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,655,000
Current use
RESTAURANT
$5,570,000
Change: +52% · Conversion: Moderate
RETAIL STORES
$3,750,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,265,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,080,000
Change: -16% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,995,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$4.52M
Range $4.07M – $4.97M · ±10% · vs last sale $4.50M (May 10 2022)
Last sale anchor
$4.50M
May 10 2022
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
$139 / 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
$75,882
Tax year 2023
Assessed value
$3,134,320
Assessed 2023
Previous assessed
$3,134,320
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$696,150
Assessed improvement
$2,438,170
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
1987
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
32,575 SF
Lot
3.81 ac (165,964 SF)
Zoning code
BR
APN
FARM M:0108 B:2-20150008
UPID
US15-0983417
Jurisdiction
FARMINGTON
Zoning & alternative use
BR · Farmington, CT
Zoning BR · permitted uses
BR · Farmington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.7M
RESTAURANT
Est. value
$5.6M
RETAIL STORES
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1987
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
3.81 ac
Current owner
From public records · entity-resolved
Barnard Park LLC
Entity
Mailing address
8 2ND MILE RD, FARMINGTON, CT 06032-2559
Ownership since
2022
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
May 10, 2022
$4,500,000
Barnard Park LLC
2 Mile Rd Rlty Assoc
Warranty Deed
$3,024,000 · M & T Bank
Jul 25, 2005
$3,300,000
2 Mile Rd Rlty Assoc LLC
8 2 Mile Road LLC
Grant Deed
related
$2,640,000 · Peoples Bank
Oct 22, 2002
—
Fconn LLC
—
Deed Of Trust
related
$2,300,000 · Peoples Bank
Feb 25, 2002
$2,000,000
F Conn LLC
Bank One NA
Grant Deed
$1,010,000 · Us Bank NA
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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