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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office buildings
135 Goose Ln, Guilford, CT 06437-2115
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US15-0222647
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1806
Construction
FRAME
Total area
3,295 SF
Lot
0.8 ac (34,848 SF)
Zoning code
C-2
APN
GUIL M:75011
UPID
US15-0222647
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
-
Edward Monico Physician
-
Dr. Meagan Haynes Physician
-
Elena Ratner Physician
-
Elizabeth Ackley Physician
-
Michael Reel, MD, FACOG Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$521k
Blend (final)
Blend
$545k
Owner & transaction history
135 Goose Lane LLC · 1 yrs held
135 Goose Lane LLC
since 2025
Last sale
$565,000
3 recorded transactions
Zoning & alternative use
C-2 · Guilford, 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 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
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
OFFICE BUILDING
$415,000
Current use
COMMERCIAL (GENERAL)
$370,000
Change: -11% · Conversion: Easy
RETAIL STORES
$355,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $565k (Nov 4 2024)
Last sale anchor
$565k
Nov 4 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
$165 / 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
$11,116
Tax year 2023
Assessed value
$429,520
Assessed 2023
Previous assessed
$429,520
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$192,500
Assessed improvement
$237,020
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1806
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
10
Bathrooms
5
Total area
3,295 SF
Lot
0.8 ac (34,848 SF)
Zoning code
C-2
APN
GUIL M:75011
UPID
US15-0222647
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
OFFICE BUILDING Current
Est. value
$415,000
COMMERCIAL (GENERAL)
Est. value
$370,000
RETAIL STORES
Est. value
$355,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1806
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
10
Bathrooms
5
Lot
0.8 ac
Current owner
From public records · entity-resolved
135 Goose Lane LLC
Entity
Mailing address
41 WALDEN HL RD, GUILFORD, CT 06437-3103
Ownership since
2025
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
Feb 4, 2025
$565,000
135 Goose Lane LLC
Hanson Family LLC
Warranty Deed
$282,500 · Guilford Savings Bank
Nov 1, 2011
$1
Jane S Hanson
Hanson,thomas M
Grant Deed
related
—
Mar 16, 1994
—
Thomas M Hanson
—
Deed Of Trust
related
$95,000 · Shawmut Mortgage
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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