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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Showrooms
13 Main St Niantic, CT 06357-2319
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0289342
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,881 SF
Lot
1.07 ac (46,651 SF)
Zoning code
CA
APN
ELYM M:011.2 B:00043 L:00000
UPID
US15-0289342
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
-
Telaid Industries Inc Business Service Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$705k
Owner & transaction history
Patsiga T · 2 yrs held
Patsiga T
since 2023
7 recorded transactions
Zoning & alternative use
CA · Niantic, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$990,000
+34.9%
Apartment house (5+ units)
$755,000
+2.6%
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 Niantic submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niantic 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$735,000
Current use
RETAIL STORES
$990,000
Change: +35% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$755,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$705k
Range $635k – $776k · ±10%
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
$79 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$24,353
Tax year 2024
Assessed value
$924,210
Assessed 2024
Previous assessed
$924,210
+0.0% YoY
Effective rate
2.64%
On assessed value
Assessed land
$186,760
Assessed improvement
$737,450
Applied tax rate
352.0000
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
6
Total area
8,881 SF
Lot
1.07 ac (46,651 SF)
Zoning code
CA
APN
ELYM M:011.2 B:00043 L:00000
UPID
US15-0289342
Jurisdiction
EAST LYME
Zoning & alternative use
CA · Niantic, CT
Zoning CA · permitted uses
CA · Niantic, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Niantic. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$735,000
RETAIL STORES
Est. value
$990,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$755,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
6
Lot
1.07 ac
Current owner
From public records · entity-resolved
Patsiga T
Individual
Mailing address
13 W MAIN ST, NIANTIC, CT 06357-2319
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
—
Patsiga T
Thomas A Patsiga
Quit Claim Deed
related
—
Sep 28, 2005
—
Thomas Patsiga
—
Deed Of Trust
related
$600,000 · Peoples Bank
Aug 31, 2004
—
Thomas Patsiga
—
Deed Of Trust
related
$1,000,000 · Liberty Bank
Dec 8, 2000
—
Thomas A Patsiga
—
Deed Of Trust
related
$1,500,000 · Liberty Bank
Sep 24, 1999
—
Thomas A Patsiga
—
Deed Of Trust
related
$1,250,000 · Liberty Bank
Mar 15, 1999
—
Thomas A Patsiga
—
Deed Of Trust
related
$600,000 · Liberty Bank
Nov 17, 1998
—
Thomas A Patsiga
—
Deed Of Trust
related
$1,500,000 · Liberty Bank
Nov 23, 1994
—
Thomas A Patsiga
—
Deed Of Trust
related
$150,000 · Connecticut Bank & Trust
Dec 27, 1993
—
Thomas Patsiga
—
Deed Of Trust
related
$300,000 · Liberty 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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