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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Showrooms
18 Granby Rd Granby, CT 06035-2201
Individually Owned
27-yr Hold
~
Est. High Equity
Property ID
US15-0962581
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,243 SF
Lot
3.08 ac (134,165 SF)
Zoning code
CC
APN
GRAN M:G-51 B:0071 L:0007
UPID
US15-0962581
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
-
Starling Physicians Granby Internal Medicine Medical Clinic
-
Dr. Joseph R. Maglio, MD Physician
-
Dr. Michele C. Twigg, MD Physician
-
Dr. Clinton A. Jambor, MD Physician
-
Jefferson Radiology, Granby Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.39M
Owner & transaction history
Harold Pierce · 27 yrs held
Harold Pierce
since 1998
7 recorded transactions
Zoning & alternative use
CC · Granby, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Residential (50,000 sq. ft.) R50 Residential (30,000 sq. ft.) R30 Planned Development Multifamily PDM Business C2 Industrial I Planned Economic Development ED Granby Center Zone • Commercial Center COCE • Center Commons CC • Center Edge CE • Granby Center Historic Overlay District 1.2 ZONE BOUNDARIES Zone boundaries are established by the Commission and are…
Zone name
Center Commons
General category
UNKNOWN
Zone area
298.41 ac
Source
ZONING REGULATIONS
Top alternative use upside
Restaurant
$2.3M
+80.9%
Retail stores
$1.5M
+21.8%
Office building
$1.5M
+16.6%
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 Granby submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granby 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)
$1,250,000
Current use
RESTAURANT
$2,265,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$1,525,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$1,460,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,330,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,215,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$105 / 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
$36,440
Tax year 2023
Assessed value
$1,142,680
Assessed 2023
Previous assessed
$1,142,680
+0.0% YoY
Effective rate
3.19%
On assessed value
Assessed land
$334,180
Assessed improvement
$808,500
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Rooms
19
Bathrooms
2
Total area
13,243 SF
Lot
3.08 ac (134,165 SF)
Zoning code
CC
APN
GRAN M:G-51 B:0071 L:0007
UPID
US15-0962581
Jurisdiction
GRANBY
Zoning & alternative use
CC · Granby, CTZoning CC · permitted uses
CC · Granby, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Residential (50,000 sq. ft.) R50 Residential (30,000 sq. ft.) R30 Planned Development Multifamily PDM Business C2 Industrial I Planned Economic Development ED Granby Center Zone • Commercial Center COCE • Center Commons CC • Center Edge CE • Granby Center Historic Overlay District 1.2 ZONE BOUNDARIES Zone boundaries are established by the Commission and are shown on a map entitled "Zoning Map; Town of Granby". Unless otherwise clearly des
Zone name
Center Commons
General category
UNKNOWN
Zone area
298.41 ac
Source
ZONING REGULATIONS
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.3M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Rooms
19
Bathrooms
2
Lot
3.08 ac
Current owner
From public records · entity-resolved
Harold Pierce
Individual
Mailing address
522 SALMON BRK ST, GRANBY, CT 06035-1132
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2007
—
Pierce Entertainment
—
Deed Of Trust
related
$300,000 · Windsor Fsla
Jul 22, 2002
—
Brian Pierce
—
Deed Of Trust
related
$375,000 · Halmar INC
Mar 6, 2002
—
Pierce Ent LLC
—
Deed Of Trust
related
$150,000 · Windsor Fsla
Sep 6, 2000
—
Pierce Enterprises LLC
—
Deed Of Trust
related
$1,275,000 · Windsor Fsla
Oct 23, 1998
$150,000
Harold Pierce
Catlett,ralph
Warranty Deed
$196,000 · Zwi Kohorn
Sep 24, 1998
$80,700
Brian Pierce
Pierce,harold
Warranty Deed
related
—
Mar 18, 1994
$255,000
Andrea Lynn Tarantul
Tarantul,david
Grant Deed
related
$196,000 · Ralph Catlett
Mar 18, 1994
—
Andrea Lynn Tarantul
—
Deed Of Trust
related
$59,000 · Zenon Grzybowski
Jul 26, 1991
$175,000
Harold Pierce
Hawken,leila
Warranty Deed
$157,500 · American Savings Bank
Sep 8, 1989
—
Jill Tarantul
—
Deed Of Trust
related
$75,000 · Winsted 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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