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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Office buildings
176 Laning St Southington, CT 06489-1603
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US15-1273789
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
FRAME
Total area
6,220 SF
Lot
0.97 ac (42,253 SF)
Zoning code
B
APN
SOUT M:169 L:023
UPID
US15-1273789
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
-
Elliott Insurance Group Insurance Agency
-
Jose Vargas at Guaranteed Rate (NMLS #1452589) Loan Service Bank
-
Brannigan Restaurant Restaurant
-
Elliott Wealth Management Services Financial Advisor
-
Ferragno Insurance Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$774k
Blend (final)
Blend
$810k
Owner & transaction history
Laning Street LLC · 16 yrs held
Laning Street LLC
since 2009
7 recorded transactions
Zoning & alternative use
B · Southington, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+55.2%
Retail stores
$715,000
+4.4%
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 Southington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southington 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
$685,000
Current use
RESTAURANT
$1,065,000
Change: +55% · Conversion: Moderate
RETAIL STORES
$715,000
Change: +4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$625,000
Change: -9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$590,000
Change: -14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$570,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$810k
Range $729k – $891k · ±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
$130 / 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
$13,803
Tax year 2023
Assessed value
$454,650
Assessed 2023
Previous assessed
$454,650
+0.0% YoY
Effective rate
3.04%
On assessed value
Assessed land
$250,690
Assessed improvement
$203,960
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
1975
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
3
Total area
6,220 SF
Lot
0.97 ac (42,253 SF)
Zoning code
B
APN
SOUT M:169 L:023
UPID
US15-1273789
Jurisdiction
SOUTHINGTON
Zoning & alternative use
B · Southington, CT
Zoning B · permitted uses
B · Southington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$685,000
RESTAURANT
Est. value
$1.1M
RETAIL STORES
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$625,000
COMMERCIAL (GENERAL)
Est. value
$590,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$570,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1975
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
3
Lot
0.97 ac
Current owner
From public records · entity-resolved
Laning Street LLC
Entity
Mailing address
35 W MAIN ST, PLANTSVILLE, CT 06479-1522
Ownership since
2009
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 31, 2009
—
Laning Street LLC
—
Deed Of Trust
related
$600,000 · Colorado Fsb
Oct 2, 2009
$275,000
Laning Street LLC
New England Bk
Warranty Deed
$281,600 · Joseph Caivanese JR
Oct 30, 2008
$665,000
Apple Valley B&t Co
G&r Restaurant Prop LLC
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
—
Jan 24, 2008
—
G&r Restaurant Prop LLC
—
Deed Of Trust
related
$150,000 · Apple Valley Bt
Jun 17, 2005
—
G&r Restaurant Prop LLC
—
Deed Of Trust
related
$150,000 · Apple Valley Bt
Feb 14, 2002
$478,209
G & R Restaurant Prop
Andrews,robert J
Warranty Deed
$400,000 · Apple Valley Bt
Feb 16, 1999
—
Robert J Anderson
—
Deed Of Trust
related
$350,000 · Southington Savings Bank
Jun 19, 1995
—
Robert Andrews
—
Deed Of Trust
related
$90,000 · Southington Savings Bank
Jan 17, 1989
—
Robert Andrews
—
Deed Of Trust
related
$300,000 · Southington Savings 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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