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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Specialty properties
82 Fairview Ave Naugatuck, CT 06770-4033
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US15-0222789
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1895
Construction
FRAME
Total area
6,668 SF
Lot
0.49 ac (21,344 SF)
Zoning code
PD
APN
NAUG M:008 L:4600
UPID
US15-0222789
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
-
Buckmiller Thurston Mengacci Funeral Home Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$350k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$341k
Blend (final)
Blend
$545k
Owner & transaction history
Goldeneye Rlty Group LLC · 1 yrs held
Goldeneye Rlty Group LLC
since 2025
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
PD · Naugatuck, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$885,000
+125.0%
Commercial (general)
$620,000
+57.5%
Office building
$595,000
+50.9%
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 Naugatuck submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Naugatuck 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
$350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$395,000
Current use
RESTAURANT
$885,000
Change: +125% · Conversion: Difficult
COMMERCIAL (GENERAL)
$620,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$595,000
Change: +51% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$590,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$585,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$520,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $750k (Nov 18 2024)
Last sale anchor
$750k
Nov 18 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
$82 / 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
$22,150
Tax year 2023
Assessed value
$494,970
Assessed 2023
Previous assessed
$494,970
+0.0% YoY
Effective rate
4.48%
On assessed value
Assessed land
$68,740
Assessed improvement
$426,230
Applied tax rate
346.0000
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1895
Construction
FRAME
Heating
BASEBOARD
Cooling
YES
Buildings
1
Stories
2
Units
2
Total area
6,668 SF
Lot
0.49 ac (21,344 SF)
Zoning code
PD
APN
NAUG M:008 L:4600
UPID
US15-0222789
Jurisdiction
NAUGATUCK
Zoning & alternative use
PD · Naugatuck, CTZoning PD · permitted uses
PD · Naugatuck, 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
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$395,000
RESTAURANT
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$620,000
OFFICE BUILDING
Est. value
$595,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$585,000
MEDICAL BUILDING
Est. value
$525,000
RETAIL STORES
Est. value
$520,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1895
Construction
FRAME
Heating
BASEBOARD
Cooling
Yes
Stories
2
Buildings
1
Units
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Goldeneye Rlty Group LLC
Entity
Mailing address
82 FAIRVIEW AVE, NAUGATUCK, CT 06770-4033
Ownership since
2025
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
Feb 18, 2025
$750,000
Goldeneye Rlty Group LLC
Thurston Mengacci Prop Ll
Warranty Deed
$2,230,000 · Live Oak Banking Company
Apr 8, 2015
—
Thurston Mengacci
Mengacci James A
Quit Claim Deed
related
—
Jul 30, 2014
—
James A Mengacci
—
Deed Of Trust
related
$270,000 · Terry L Buckmiller
Aug 29, 2008
—
Wayne P Buckminster
—
Deed Of Trust
related
$18,000 · Naugatuck Savings Bank
Aug 3, 2007
—
Buckmiller Bros Funer INC
—
Deed Of Trust
related
$75,000 · Naugatuck Savings Bank
Jul 18, 2007
—
Buck Miller Brothers INC
—
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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