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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Manufacturing properties
1111 Honeyspot Rd Stratford, CT 06615-7144
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0375740
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,042 SF
Lot
1.19 ac (51,836 SF)
Zoning code
MA
APN
STRA M:20-5 B:4 L:5
UPID
US15-0375740
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
-
Shannon Irrigation & Landscape Lighting LLC Agricultural Supply
-
Shannon Landscape & Garden Center Garden Center
-
Shannon Lawn & Landscaping Inc. Landscaping
-
Erickson Industries Inc Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$763k
Blend (final)
Blend
$1.04M
Owner & transaction history
1111 Honeyspot LLC · 5 yrs held
1111 Honeyspot LLC
since 2021
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
MA · Stratford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
enter) LB Limited Business B LBB Office Park District OP Retail Commercial A CA Retail Commercial F CF Retail Commercial Neighborhood CNC Waterfront Business District WF Industrial Coastal Industrial MC Light Industrial MA General Industrial MB Other Airport Zoning RZ; ADD Resource Conservation District RC Overlays Transit-Oriented Development TOD Waterfront…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
1,333.59 ac
Top alternative use upside
Office building
$1.4M
+48.8%
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 Stratford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stratford 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
$875,000
ML approach
$1,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$970,000
Current use
OFFICE BUILDING
$1,440,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10% · vs last sale $1.26M (Jan 27 2021)
Last sale anchor
$1.26M
Jan 27 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
$74 / 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
$24,881
Tax year 2023
Assessed value
$618,940
Assessed 2023
Previous assessed
$618,940
+0.0% YoY
Effective rate
4.02%
On assessed value
Assessed land
$274,400
Assessed improvement
$344,540
Applied tax rate
114.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
14,042 SF
Lot
1.19 ac (51,836 SF)
Zoning code
MA
APN
STRA M:20-5 B:4 L:5
UPID
US15-0375740
Jurisdiction
STRATFORD
Zoning & alternative use
MA · Stratford, CTZoning MA · permitted uses
MA · Stratford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
enter) LB Limited Business B LBB Office Park District OP Retail Commercial A CA Retail Commercial F CF Retail Commercial Neighborhood CNC Waterfront Business District WF Industrial Coastal Industrial MC Light Industrial MA General Industrial MB Other Airport Zoning RZ; ADD Resource Conservation District RC Overlays Transit-Oriented Development TOD Waterfront Redevelopment WR 1.3.2 District boundaries. The boundaries of the zoning district
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
1,333.59 ac
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$970,000
OFFICE BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
1.19 ac
Current owner
From public records · entity-resolved
1111 Honeyspot LLC
Entity
Mailing address
1111 HONEYSPOT RD, STRATFORD, CT 06615-7144
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2021
—
1111 Honeyspot LLC
—
Deed
related
$754,000 · New England Certified Development Corp
Jan 27, 2021
$1,260,000
1111 Honeyspot LLC
Paula A Erickson Spray T
Deed
$888,126 · Wells Fargo Bank NA
Jul 29, 2015
—
Erickson,p A & D E Trust
Jp Morgan Chase Bank NA
Quit Claim Deed
related
—
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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