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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Industrial properties
86 Raton Rd Milford, CT 06461-1726
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-1312384
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1987
Construction
STEEL FRAME
Total area
21,356 SF
Lot
2.23 ac (97,139 SF)
Zoning code
LI
APN
MILF M:73 B:928 L:6B-C
UPID
US15-1312384
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.77M
Owner & transaction history
86 Raton LLC · 4 yrs held
86 Raton LLC
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
LI · Milford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.4M
+58.2%
Retail stores
$2.3M
+53.4%
Apartment house (5+ units)
$2.2M
+48.0%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
$1,750,000
ML approach
$1,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,510,000
Current use
OFFICE BUILDING
$2,390,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$2,315,000
Change: +53% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,235,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,935,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$1,255,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10% · vs last sale $1.85M (Mar 9 2022)
Last sale anchor
$1.85M
Mar 9 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
$83 / 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
$28,640
Tax year 2023
Assessed value
$1,054,110
Assessed 2023
Previous assessed
$1,054,110
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$315,010
Assessed improvement
$739,100
Applied tax rate
333.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
21,356 SF
Lot
2.23 ac (97,139 SF)
Zoning code
LI
APN
MILF M:73 B:928 L:6B-C
UPID
US15-1312384
Jurisdiction
MILFORD
Zoning & alternative use
LI · Milford, CT
Zoning LI · permitted uses
LI · Milford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
2.23 ac
Current owner
From public records · entity-resolved
86 Raton LLC
Entity
Mailing address
86 RATON RD, MILFORD, CT 06461-1726
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2022
$1,850,000
86 Raton LLC
Cirque Development LLC
Warranty Deed
$740,000 · Newtown Savings Bank
Jan 24, 2008
$1,350,000
Cirque Dev LLC
Maurer M Craft Assoc LLC
Warranty Deed
—
Nov 15, 1996
$850,000
Metalcraft Maurer
Maurer,friedrich JR
Warranty Deed
related
$600,000 · Milford Bank
Jul 21, 1993
—
Friedrich Maurer JR.
—
Deed Of Trust
related
$300,000 · Ct Development Auth
Aug 8, 1988
—
Frederich Maurer JR
—
Deed Of Trust
related
$1,200,000 · Ct Natl Bk
Jun 6, 1988
—
Frederich Maurer JR
—
Deed Of Trust
related
$497,000 · Zwi Kohorn
Jan 29, 1987
—
Frederich Maurer JR.
—
Deed Of Trust
related
$830,000 · Connecticut National 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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