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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Industrial properties
15 Capitol Dr East Lyme, CT 06333-1452
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0535355
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1995
Construction
STEEL FRAME
Total area
9,838 SF
Lot
3 ac (130,680 SF)
Zoning code
LI
APN
ELYM M:009.0 B:00020 L:00000
UPID
US15-0535355
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$700k
Blend (final)
Blend
$740k
Owner & transaction history
North Road Properties LLC · 6 yrs held
North Road Properties LLC
since 2020
Last sale
$775,000
3 recorded transactions
Zoning & alternative use
LI · East Lyme, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
11 LI LIGHT INDUSTRIAL DISTRICTS 45 11A GATEWAY PLANNED DEVELOPMENT DISTRICT 48 12 SU SPECIAL USE DISTRICTS 71 12A SU-E SPECIAL USE ELDERLY HOUSING DISTRICTS 75 13 REMOVED 82 14 COASTAL AREA MANAGEMENT 83 15 FLOOD HAZARD AREAS 85 16 TIDAL MARSH DISTRICTS 112 17 REMOVAL OF TOPSOIL, SAND AND GRAVEL 113 18 SIGNS 116 SIGN TABLES 1.5A, 1.5B, 1.5C, 1.5D 142 19 SOI…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
317.96 ac
Top alternative use upside
Retail stores
$1.1M
+82.3%
Apartment house (5+ units)
$835,000
+38.7%
Commercial (general)
$815,000
+35.1%
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 East Lyme submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Lyme 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
$740,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$600,000
Current use
RETAIL STORES
$1,095,000
Change: +82% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$835,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$815,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $775k (Feb 27 2020)
Last sale anchor
$775k
Feb 27 2020
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
$75 / 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
$13,113
Tax year 2023
Assessed value
$527,030
Assessed 2023
Previous assessed
$527,030
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$162,820
Assessed improvement
$364,210
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
1
Total area
9,838 SF
Lot
3 ac (130,680 SF)
Zoning code
LI
APN
ELYM M:009.0 B:00020 L:00000
UPID
US15-0535355
Jurisdiction
EAST LYME
Zoning & alternative use
LI · East Lyme, CTZoning LI · permitted uses
LI · East Lyme, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
11 LI LIGHT INDUSTRIAL DISTRICTS 45 11A GATEWAY PLANNED DEVELOPMENT DISTRICT 48 12 SU SPECIAL USE DISTRICTS 71 12A SU-E SPECIAL USE ELDERLY HOUSING DISTRICTS 75 13 REMOVED 82 14 COASTAL AREA MANAGEMENT 83 15 FLOOD HAZARD AREAS 85 16 TIDAL MARSH DISTRICTS 112 17 REMOVAL OF TOPSOIL, SAND AND GRAVEL 113 18 SIGNS 116 SIGN TABLES 1.5A, 1.5B, 1.5C, 1.5D 142 19 SOIL EROSION AND SEDIMENT CONTROL 148 20 GENERAL REGULATIONS 154 21 NON-CONFORMING USES, BUILDINGS, AND LOTS 170 22 OFF STREET PARKING AND LOADING 175 6 23 CONSERVATION DESIGN DEVELOPMENT 180 24 SITE PLAN REVIEW REQUIREMENTS 185 25 SPECIAL PERMITS 195 25.5 TABLE OF MINIMUM CONTROLS FOR SPECIFIC SPECIAL PERMITS 199 26 ADMINISTRATION AND ENFORCEMENT 220 27 ZONING BOARD OF APPEALS 221 28 AMENDMENTS TO REGULATIONS 223 29 VALIDITY 225 30 (Removed 6/28/13) 226 31 TELECOMMUNICATION FACILITIES 227 32 AFFORDABLE HOUSING 235 33 INCENTIVE HOUSING ZONES 240 34 ARCHITECTURAL DESIGN REVIEW REGULATIONS NIANTIC & FLANDERS VILLAGE DESIGN DISTRICTS 250 Map ZONING MAP 270 REVISION RECORD 273 7
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
317.96 ac
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$600,000
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$835,000
COMMERCIAL (GENERAL)
Est. value
$815,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
1
Lot
3 ac
Current owner
From public records · entity-resolved
North Road Properties LLC
Entity
Mailing address
1101 NOANK LEDYARD RD, MYSTIC, CT 06355-1361
Ownership since
2020
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 27, 2020
$775,000
North Road Properties LLC
Coastal Real Estate LLC
Warranty Deed
$620,000 · Charter Oak FCU
Dec 11, 1998
—
Envirotest Sys
—
Deed Of Trust
related
$435,000,000 · Worth Funding INC
Oct 19, 1994
$135,000
Envirotest Systems Cor
Kronick,joseph S
Warranty Deed
—
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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