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Property profile & analytics
OFF-MARKET
Estimated value
$2,890,000
Industrial properties
22 Pequot Park Rd Westbrook, CT 06498-1466
Individually Owned
33-yr Hold
~
Est. High Equity
Property ID
US15-0546444
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1985
Construction
CONCRETE
Total area
34,294 SF
Lot
3.61 ac (157,252 SF)
Zoning code
LI
APN
WBRO M:158 L:016
UPID
US15-0546444
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
-
Advanced Roofing Contractors Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.25M
Blend (final)
Blend
$2.89M
Owner & transaction history
Shoreline Consortium · 33 yrs held
Shoreline Consortium
since 1992
2 recorded transactions
Zoning & alternative use
LI · Westbrook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
• LI Light Industrial District • ID Industrial District A. PURPOSES 1. Commercial Town Center (CTC) District - The purpose of the Commercial Town Center (CTC) District is to maintain, enhance and promote a mixed-use, pedestrian-scale downtown area with a strong sense of place. The District provides for the central retail, office, cultural and governmental ac…
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
467.61 ac
Top alternative use upside
Commercial (general)
$4.7M
+64.1%
Apartment house (5+ units)
$3.6M
+27.6%
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 Westbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westbrook 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
INDUSTRIAL (GENERAL)
$2,855,000
Current use
COMMERCIAL (GENERAL)
$4,685,000
Change: +64% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,645,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$2.89M
Range $2.60M – $3.18M · ±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
$84 / 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
$32,892
Tax year 2023
Assessed value
$1,542,760
Assessed 2023
Previous assessed
$1,542,760
+0.0% YoY
Effective rate
2.13%
On assessed value
Assessed land
$417,620
Assessed improvement
$1,125,140
Applied tax rate
278.0000
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
1985
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
5
Total area
34,294 SF
Lot
3.61 ac (157,252 SF)
Zoning code
LI
APN
WBRO M:158 L:016
UPID
US15-0546444
Jurisdiction
WESTBROOK
Zoning & alternative use
LI · Westbrook, CTZoning LI · permitted uses
LI · Westbrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
• LI Light Industrial District • ID Industrial District A. PURPOSES 1. Commercial Town Center (CTC) District - The purpose of the Commercial Town Center (CTC) District is to maintain, enhance and promote a mixed-use, pedestrian-scale downtown area with a strong sense of place. The District provides for the central retail, office, cultural and governmental activities of the community as well as encouraging limited residential use. The Regulations encourage harmony and compatibility of design in an area of buildings built at different times and under no or various zoning regulations. The object is to permit the rehabilitation or rebuilding of existing buildings on or close to the street and property lines, thus preserving the historic look of the Town Center.
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
467.61 ac
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
INDUSTRIAL (GENERAL) Current
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
1985
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
5
Lot
3.61 ac
Current owner
From public records · entity-resolved
Shoreline Consortium
Individual
Mailing address
PO BOX 424, WESTBROOK, CT 06498-0424
Ownership since
1992
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 1992
—
Shoreline Consortium
—
Grant Deed
related
$30,000 · Ne Federal Savings Bank
Feb 2, 1987
—
Shoreline Consortium
—
Deed Of Trust
related
$300,000 · Citytrust
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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