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Property profile & analytics
OFF-MARKET
Showrooms
25 Main St Old Saybrook, CT 06475-1511
Entity Owned
15-yr Hold
Free & Clear
Property ID
US15-0339773
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
460 SF
Lot
0.12 ac (5,227 SF)
Zoning code
B-1
APN
OSAY M:037 B:049 L:
UPID
US15-0339773
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
-
Caffè Toscana Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ciminna West LLC · 15 yrs held
Ciminna West LLC
since 2011
2 recorded transactions
Zoning & alternative use
B-1 · Old Saybrook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ZONING DISTRICT A AA-1 AA-2 AA-3 AAA B B-1 B-2 B-3 B-4 C SP-1 SP-2 SP-3 MC I-1 MINIMUM LOT AREA Public Water (s.f.) 20,000 40,000 20,000 87,120 40,000 12,500 12,500 20,000 12,500 20,000 40,000 20,000 20, 000 69,700 20,000 40,00 0 Well (s.f.) 40,000 40,000 40,000
Zone name
Central Business B1
General category
COMMERCIAL
Zone area
64.09 ac
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 Old Saybrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Old Saybrook 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,673
Tax year 2023
Assessed value
$130,700
Assessed 2023
Previous assessed
$130,700
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$95,900
Assessed improvement
$34,800
Applied tax rate
274.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
1
Stories
1
Units
1
Total area
460 SF
Lot
0.12 ac (5,227 SF)
Zoning code
B-1
APN
OSAY M:037 B:049 L:
UPID
US15-0339773
Jurisdiction
OLD SAYBROOK
Zoning & alternative use
B-1 · Old Saybrook, CTZoning B-1 · permitted uses
B-1 · Old Saybrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ZONING DISTRICT A AA-1 AA-2 AA-3 AAA B B-1 B-2 B-3 B-4 C SP-1 SP-2 SP-3 MC I-1 MINIMUM LOT AREA Public Water (s.f.) 20,000 40,000 20,000 87,120 40,000 12,500 12,500 20,000 12,500 20,000 40,000 20,000 20, 000 69,700 20,000 40,00 0 Well (s.f.) 40,000 40,000 40,000
Zone name
Central Business B1
General category
COMMERCIAL
Zone area
64.09 ac
Building & site characteristics
From public records
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
1
Buildings
1
Units
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Ciminna West LLC
Entity
Free & Clear · 15 yrs held
Mailing address
135 BROADWAY N, WESTBROOK, CT 06498-1658
Ownership since
2011
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
Jul 20, 2011
$1
Ciminna West LLC
Dibella,leonard
Grant Deed
related
—
Jul 11, 2011
$1
Leonard Dibella
Debella,salvatore
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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