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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Showrooms
1156 Boston Post Rd, Old Saybrook, CT 06475-4405
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0816563
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1971
Construction
FRAME
Total area
1,456 SF
Lot
0.11 ac (4,792 SF)
Zoning code
B-3
APN
OSAY M:028 B:007 L:1
UPID
US15-0816563
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
-
Eye Doctors - Elgart Gordon & Associates: Elgart Monya OD Physician
-
Eye Doctors - Elgart Gordon & Associates: Pinn Edward OD Physician
-
Eye Doctors - Old Saybrook Eye Care Center Contact Lenses Supplier
-
Carol Gordon, O.D. Physician
-
Jola Rzegocki, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$680k
Owner & transaction history
10x Realty LLC · 4 yrs held
10x Realty LLC
since 2021
Last sale
$615,000
3 recorded transactions
Zoning & alternative use
B-3 · Old Saybrook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Old Saybrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Old Saybrook 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
$770,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $615k (Jul 22 2021)
Last sale anchor
$615k
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
$467 / 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
$4,871
Tax year 2023
Assessed value
$238,200
Assessed 2023
Previous assessed
$238,200
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$66,100
Assessed improvement
$172,100
Applied tax rate
274.0000
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
Off-Market
Year built
1971
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
1,456 SF
Lot
0.11 ac (4,792 SF)
Zoning code
B-3
APN
OSAY M:028 B:007 L:1
UPID
US15-0816563
Jurisdiction
OLD SAYBROOK
Zoning & alternative use
B-3 · Old Saybrook, CT
Zoning B-3 · permitted uses
B-3 · Old Saybrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Old Saybrook. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1971
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
10x Realty LLC
Entity
Mailing address
1156 BOSTON POST RD, OLD SAYBROOK, CT 06475-4405
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
Jul 22, 2021
$615,000
10x Realty LLC
Larix Realty Assoc
Warranty Deed
$461,250 · Essex Savings Bank
Apr 13, 1992
—
Larix Realty Assoc
—
Deed Of Trust
related
$40,000 · Fleet Mortgage Corp
Aug 15, 1991
—
Larix Realty Assoc
—
Deed Of Trust
related
$35,000 · Fleet 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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