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Property profile & analytics
OFF-MARKET
Estimated value
$8,100,000
Office buildings
246 Goose Ln, Guilford, CT 06437-2186
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US15-0756618
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
STEEL FRAME
Total area
58,260 SF
Lot
8.59 ac (374,180 SF)
Zoning code
I-2
APN
GUIL M:75053
UPID
US15-0756618
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
-
squiffy books (Bike/Boat/Book/etc) Store
-
Dr. David Salomon Dental Office
-
Dr. Philip Conforti Dental Office
-
NICHOLAS PAUL SAGGESE Dental Office
-
Town Green Tree Service Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.67M
Blend (final)
Blend
$8.10M
Owner & transaction history
Ws Innovation LLC · 3 yrs held
Ws Innovation LLC
since 2023
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
I-2 · Guilford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.5M
+15.5%
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 Guilford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Guilford 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
$8,195,000
ML approach
$7,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,375,000
Current use
RESTAURANT
$8,520,000
Change: +16% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,565,000
Change: -11% · Conversion: Easy
RETAIL STORES
$6,320,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,100,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$8.10M
Range $7.29M – $8.91M · ±10% · vs last sale $8.25M (May 11 2023)
Last sale anchor
$8.25M
May 11 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
$139 / 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
$134,445
Tax year 2024
Assessed value
$5,058,130
Assessed 2024
Previous assessed
$5,058,130
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed land
$192,500
Assessed improvement
$4,865,630
Applied tax rate
325.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Rooms
5
Bathrooms
1
Total area
58,260 SF
Lot
8.59 ac (374,180 SF)
Zoning code
I-2
APN
GUIL M:75053
UPID
US15-0756618
Jurisdiction
GUILFORD
Zoning & alternative use
I-2 · Guilford, CT
Zoning I-2 · permitted uses
I-2 · Guilford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Guilford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.4M
RESTAURANT
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$6.6M
RETAIL STORES
Est. value
$6.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Rooms
5
Bathrooms
1
Lot
8.59 ac
Current owner
From public records · entity-resolved
Ws Innovation LLC
Entity
Mailing address
246 GOOSE LN, GUILFORD, CT 06437-2186
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Ws Innovation LLC
—
Deed
related
$200,000 · Torrington Savings Bank
May 11, 2023
$8,250,000
Ws Innovation LLC
Wts Goose Lane Vent LLC
Warranty Deed
$5,362,500 · Bankwell Bank
Dec 29, 2020
—
Wts Goose Lane Vent LLC
—
Deed
related
$3,500,000 · 1st Community Bank
Sep 29, 2004
—
Wts Goose Ln Ventures LLC
—
Deed Of Trust
related
$5,500,000 · South Trust Mortgage
Jun 1, 2004
$685,000
Wts Goose Lane Ventures
Grp Innovation LLC
Warranty Deed
—
Jun 11, 1999
—
Group Innovation LLC
—
Deed Of Trust
related
$5,000,000 · Peoples Bank
Oct 14, 1998
$700,000
Grp Innovation LLC
Carter,janice B
Warranty Deed
$300,000 · Zenon Grzybowski
Oct 14, 1998
—
Grp Innovation LLC
—
Deed Of Trust
related
$300,000 · Guilford Savings Bank
May 11, 1998
$250,000
Wilbur Tr,robert
Langensiepen,e C
Warranty Deed
—
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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