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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Warehouses
115 Leonard Dr Groton, CT 06340
Entity Owned
2-yr Hold
Free & Clear
Property ID
US15-0355573
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1997
Total area
14,400 SF
Lot
2.08 ac (90,605 SF)
Zoning code
IG
APN
GROT M:169814248886
UPID
US15-0355573
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
-
Kongsberg Digital Simulations Inc. Corporate Office
-
East Coast Valve Services, Inc. Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$902k
Blend (final)
Blend
$1.13M
Owner & transaction history
Juniam Properties LLC · 2 yrs held
Juniam Properties LLC
since 2024
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
IG · Groton, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.8M
+157.1%
Auto repair, garage
$1.6M
+127.2%
Restaurant
$1.4M
+95.7%
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 Groton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Groton 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
$1,125,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$700,000
Current use
OFFICE BUILDING
$1,805,000
Change: +157% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,595,000
Change: +127% · Conversion: Easy
RESTAURANT
$1,375,000
Change: +96% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,145,000
Change: +63% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,090,000
Change: +55% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,035,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$915,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10% · vs last sale $1.13M (May 20 2024)
Last sale anchor
$1.13M
May 20 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
$78 / 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
$22,673
Tax year 2023
Assessed value
$832,650
Assessed 2023
Previous assessed
$832,650
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$176,190
Assessed improvement
$656,460
Applied tax rate
355.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1997
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
14,400 SF
Lot
2.08 ac (90,605 SF)
Zoning code
IG
APN
GROT M:169814248886
UPID
US15-0355573
Jurisdiction
GROTON
Zoning & alternative use
IG · Groton, CTZoning IG · permitted uses
IG · Groton, 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
WAREHOUSE, STORAGE Current
Est. value
$700,000
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RESTAURANT
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
RETAIL STORES
Est. value
$915,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1997
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
2.08 ac
Current owner
From public records · entity-resolved
Juniam Properties LLC
Entity
Free & Clear · 2 yrs held
Ownership since
2024
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
May 20, 2024
—
Juniam Properties LLC
El4 LLC
Quit Claim Deed
related
—
Mar 22, 2024
—
El4 LLC
—
Deed
related
$1,500,000 · Charter Oak FCU
Dec 21, 2017
$1,125,000
El4 LLC
Terra Firma Ent LLC
Warranty Deed
$900,000 · Charter Oak Fed Cu
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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