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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Investment properties
239 Salmon Brk St Granby, CT 06035-2334
Individually Owned
3-yr Hold
Free & Clear
Property ID
US15-0282784
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1812
Total area
3,606 SF
Lot
3.02 ac (131,551 SF)
Zoning code
CE
APN
GRAN M:G-44 B:0068 L:0032
UPID
US15-0282784
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
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$531k
Blend (final)
Blend
$605k
Owner & transaction history
Ross Lt · 3 yrs held
Ross Lt
since 2023
Last sale
$621,000
7 recorded transactions
Zoning & alternative use
CE · Granby, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
00 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 en…
Zone name
Center Edge
General category
UNKNOWN
Zone area
242.53 ac
Source
ZONING REGULATIONS
Top alternative use upside
Retail stores
$415,000
+21.8%
Office building
$395,000
+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
$600,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$415,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$395,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $621k (Apr 21 2023)
Last sale anchor
$621k
Apr 21 2023
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
$168 / 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
$13,983
Tax year 2023
Assessed value
$438,480
Assessed 2023
Previous assessed
$438,480
+0.0% YoY
Effective rate
3.19%
On assessed value
Assessed land
$65,660
Assessed improvement
$372,820
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1812
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
13
Bathrooms
7
Total area
3,606 SF
Lot
3.02 ac (131,551 SF)
Zoning code
CE
APN
GRAN M:G-44 B:0068 L:0032
UPID
US15-0282784
Jurisdiction
GRANBY
Zoning & alternative use
CE · Granby, CTZoning CE · permitted uses
CE · Granby, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
00 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 designated on the Zo
Zone name
Center Edge
General category
UNKNOWN
Zone area
242.53 ac
Source
ZONING REGULATIONS
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$415,000
OFFICE BUILDING
Est. value
$395,000
RETAIL STORES
OFFICE BUILDING
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
1812
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
13
Bathrooms
7
Lot
3.02 ac
Current owner
From public records · entity-resolved
Ross Lt
Individual
Free & Clear · 3 yrs held
Mailing address
239 SALMON BRK ST, GRANBY, CT 06035-2334
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2023
—
Ross Lt
William A Ross
Quit Claim Deed
related
—
Oct 3, 2011
$1
Wiliam A Ross
Ross Hospitality LLC
Grant Deed
related
—
Feb 29, 2008
$1
Ross Hospitality
Ross,william
Grant Deed
related
—
Jan 17, 2007
$621,000
William Ross
Kevin Marshall
Warranty Deed
$417,000 · Suntrust Mtg Corp
Jan 4, 2007
$1
Kevin A Marshall
Perelman,jean
Grant Deed
related
—
Jan 15, 2002
—
Karen O'neil
—
Deed Of Trust
related
$270,700 · Savings Bank Of Manchester
Oct 11, 2001
$60,000
Karen Onell
Marshall,kevin
Warranty Deed
—
Oct 9, 1998
—
Kevin Marshall
—
Deed Of Trust
related
$43,500 · Y Fitzhugh Hardcastle
Aug 17, 1998
$290,000
Kevin Marshall
Hardcastle,yellot V
Warranty Deed
$217,500 · World Sla
Aug 17, 1998
—
Kevin Marshall
—
Deed Of Trust
related
$29,000 · Zenon Grzybowski
Mar 12, 1996
—
3 Yellett F Hardcastle
—
Deed Of Trust
related
$157,500 · American Savings Bank
Jan 10, 1994
—
Sarah Hardcastle
—
Deed Of Trust
related
$165,000 · American Savings Bank
Nov 6, 1992
—
Y III Hardcastle
—
Deed Of Trust
related
$165,000 · American Savings Bank
—
—
William A Ross
—
Deed Of Trust
related
$80,000 · Windsor Fed'l S&l
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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