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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Parking lots & garages
1099th Boston Post Rd Guilford, CT 06437-2623
Entity Owned
26-yr Hold
~
Est. High Equity
Property ID
US15-0954521
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
1986
Construction
FRAME
Total area
5,600 SF
Lot
0.41 ac (17,860 SF)
Zoning code
C-2
APN
GUIL M:046073A
UPID
US15-0954521
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
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$1.09M
Owner & transaction history
P&t LLC · 26 yrs held
P&t LLC
since 1999
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
C-2 · Guilford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$820,000
+77.2%
Office building
$710,000
+53.3%
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 Guilford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Guilford 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
$1,040,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$820,000
Change: +77% · Conversion: Difficult
OFFICE BUILDING
$710,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±10% · vs last sale $1.12M (Apr 9 2025)
Last sale anchor
$1.12M
Apr 9 2025
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
$194 / 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
$12,975
Tax year 2023
Assessed value
$501,340
Assessed 2023
Previous assessed
$501,340
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$207,900
Assessed improvement
$293,440
Applied tax rate
325.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Rooms
10
Bathrooms
3
Total area
5,600 SF
Lot
0.41 ac (17,860 SF)
Zoning code
C-2
APN
GUIL M:046073A
UPID
US15-0954521
Jurisdiction
GUILFORD
Zoning & alternative use
C-2 · Guilford, CT
Zoning C-2 · permitted uses
C-2 · Guilford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Guilford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$820,000
OFFICE BUILDING
Est. value
$710,000
RESTAURANT
OFFICE BUILDING
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
1986
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Rooms
10
Bathrooms
3
Lot
0.41 ac
Current owner
From public records · entity-resolved
P&t LLC
Entity
Mailing address
1099 BOSTON POST RDA, GUILFORD, CT 06437-2623
Ownership since
1999
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
Nov 13, 2008
—
P&t LLC
—
Deed Of Trust
related
$630,000 · Newalliance Bank
Oct 19, 2006
—
P&t LLC
—
Deed Of Trust
related
$175,000 · Newalliance Bank
Mar 24, 2005
—
P&t LLC
—
Deed Of Trust
related
$400,000 · Cornerstone Bank
Aug 31, 1999
$320,000
P&t LLC
Palumbo,peter A
Grant Deed
$307,000 · New Haven Savings Bank
—
—
Lovers Lane LLC
—
Deed Of Trust
related
$105,000 · Guilford Svgs Bk
—
—
Lovers Lane LLC
—
Deed Of Trust
related
$600,000 · Guilford Svgs Bk
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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