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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Motels
156 Kings Hwy Groton, CT 06340-3436
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US15-0628348
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1986
Total area
40,854 SF
Lot
2.38 ac (103,673 SF)
Zoning code
CR
APN
GROT M:168912856426
UPID
US15-0628348
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
-
FACE it we WAX it & MORE Spa & Massage Center Skin Care Clinic
-
Mirch Masala Cuisine of India Restaurant
-
Ramada by Wyndham Groton Hotel & Motel
-
Serenity Now Alternative Medicine Practice Spa & Massage Center
-
FX Hair Studio Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$916k
Blend (final)
Blend
$805k
Owner & transaction history
Sai Dutt Guru LLC · 8 yrs held
Sai Dutt Guru LLC
since 2018
5 recorded transactions
Zoning & alternative use
CR · Groton, 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 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
by Request
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,290,000
Current use
Blend value · Realmo final
$805k
Range $725k – $886k · ±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
$20 / 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
$44,446
Tax year 2024
Assessed value
$1,599,920
Assessed 2024
Previous assessed
$1,599,920
+0.0% YoY
Effective rate
2.78%
On assessed value
Assessed land
$807,100
Assessed improvement
$792,820
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Buildings
1
Stories
3
Units
1
Bathrooms
2
Total area
40,854 SF
Lot
2.38 ac (103,673 SF)
Zoning code
CR
APN
GROT M:168912856426
UPID
US15-0628348
Jurisdiction
GROTON
Zoning & alternative use
CR · Groton, CT
Zoning CR · permitted uses
CR · Groton, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Groton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.3M
HOTEL/MOTEL Current
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
1986
Heating
FORCED AIR
Stories
3
Buildings
1
Units
1
Bathrooms
2
Lot
2.38 ac
Current owner
From public records · entity-resolved
Sai Dutt Guru LLC
Entity
Mailing address
156 KINGS HWY, GROTON, CT 06340-3436
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2018
—
Sai Dutt Guru LLC
—
Deed
related
$2,100,000 · Dime Bank
Jun 18, 2008
—
Goldstar Inn INC
—
Deed Of Trust
related
$320,000 · John Rodgers
Nov 10, 1999
—
Gold Star Inn INC
—
Deed Of Trust
related
$2,000,000 · Medallion Financial Services
Mar 3, 1998
—
Goldstar Inn INC
—
Deed Of Trust
related
$1,000,000 · Business Lenders INC
Dec 23, 1997
—
Gold Star Inn INC
—
Deed Of Trust
related
$1,000,000 · Business Lenders INC
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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