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Property profile & analytics
FOR LEASE
Showrooms
109 Boston Post Rd, Orange, CT 06477
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0455543
For Lease
$15 SF/Yr
109 Boston Post Rd, Orange, CT 06477
View Listing →
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1990
Construction
CONCRETE
Total area
38,915 SF
Lot
8.2 ac (357,192 SF)
Zoning code
C-2
APN
ORAN M:44 B:3 L:5
UPID
US15-0455543
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
-
Robert D. Rosenberg, DDS Dental Office
-
Dental Smiles Dental Office
-
Orange town center Business Service Center Corporate Office
-
DOCS Primary Care - Orange Physician
-
Nanik Manchandani Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.04M
Owner & transaction history
109 Boston Post Road LLC · 4 yrs held
109 Boston Post Road LLC
since 2021
Last sale
$4.0M
6 recorded transactions
Zoning & alternative use
C-2 · Orange, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+29.8%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
$4,065,000
ML approach
$4,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,385,000
Current use
RESTAURANT
$5,690,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$4,355,000
Change: -1% · Conversion: Easy
RETAIL STORES
$4,220,000
Change: -4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,075,000
Change: -7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,530,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$4.04M
Range $3.64M – $4.44M · ±10% · vs last sale $3.95M (Jul 22 2021)
Last sale anchor
$3.95M
Jul 22 2021
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
$104 / 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
$68,982
Tax year 2023
Assessed value
$2,135,000
Assessed 2023
Previous assessed
$2,135,000
+0.0% YoY
Effective rate
3.23%
On assessed value
Assessed land
$1,013,200
Assessed improvement
$1,121,800
Applied tax rate
336.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
For Lease
Year built
1990
Construction
CONCRETE
Heating
FORCED AIR
Buildings
1
Stories
2
Units
16
Total area
38,915 SF
Lot
8.2 ac (357,192 SF)
Zoning code
C-2
APN
ORAN M:44 B:3 L:5
UPID
US15-0455543
Jurisdiction
ORANGE
Zoning & alternative use
C-2 · Orange, CT
Zoning C-2 · permitted uses
C-2 · Orange, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.4M
RESTAURANT
Est. value
$5.7M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1990
Construction
CONCRETE
Heating
FORCED AIR
Stories
2
Buildings
1
Units
16
Lot
8.2 ac
Current owner
From public records · entity-resolved
109 Boston Post Road LLC
Entity
Mailing address
615 W JOHNSON AVE STE #202, CHESHIRE, CT 06410-4532
Ownership since
2021
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
Jul 22, 2021
$3,950,000
109 Boston Post Road LLC
Cks Realty LLC
Warranty Deed
$2,765,000 · Newtown Savings Bank
Aug 28, 2019
—
Cks Realty LLC
Simone Dept Of Orange
Warranty Deed
$2,437,500 · Newtown Savings Bank
May 1, 2007
—
Simone Dev
—
Deed Of Trust
related
$3,710,000 · Webster Bank
Apr 14, 1997
—
Simone Dev Of Orange
—
Deed Of Trust
related
$3,600,000 · Gmac Mortgage Corp Pa
Jul 5, 1990
—
Simone Dev Co
—
Deed Of Trust
related
$4,250,000 · Zuckerman Family Nomi
Jul 3, 1990
$2,460,000
Simone Dev Co
Woodbridge Realty Corp
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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