Individually Owned Property summary
AI-generated overview
This exceptional commercial real estate opportunity presents a 1-acre parcel in Stonington, Connecticut, zoned GC-60 Commercial, ideal for restaurant development. Located at 32 S Broad St, 06378, this property boasts a daily traffic count exceeding 11,000 vehicles, ensuring high visibility and accessibility. The land is available for lease on a ground lease basis, or a build-to-suit arrangement can be negotiated. The asking price for the land lease is $38,000. Rent for a build-to-suit project will be determined separately. This property offers significant advantages due to its proximity to the Rite Aid and Pawcatuck Shopping Center. The owner also owns an adjacent shopping plaza, potentially allowing for shared access and parking amenities, further enhancing the development potential. Note that a house currently rented month-to-month occupies the east side of the property. The property's APN is 14/01/08// and is classified as Class B. This is a rare chance to establish a thriving business in a high-traffic area with potential for collaborative development opportunities. The property is situated in New London County.
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2022
Construction
STEEL FRAME
Total area
4,002 SF
Lot
0.18 ac (7,841 SF)
Zoning code
LS-5
APN
STON M:174 B:19 L:1
UPID
US15-0240583
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$523k
Blend (final)
Blend
$520k
Owner & transaction history
since 2024
3 recorded transactions
Zoning & alternative use
LS-5 · Stonington, CT
General category
COMMERCIAL
Top alternative use upside
Office building
$550,000
+66.1%
Retail stores
$445,000
+34.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$520k
Value range
$468k – $572k
±10% around blend
Estimated value / SF
$130 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$468k
blend $520k
$572k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,002 SF
Lot area
0.18 ac
Year built
2022
Stories
2
APN
STON M:174 B:19 L:1
Zoning
LS-5
Assessed value
$861,900
Annual tax
$16,460
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$536k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.3 mi away · 4,867 SF
7.3 mi away · 4,940 SF
7.5 mi away · 4,275 SF
11.6 mi away · 3,600 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$520k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 397 sales
$83
+57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $130/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+66%
vs current-use indication
Retail Stores
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$862k
Move the market yield to see immediate price impact.
Value / SF
$215
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$54k
$1.09M
$776k
$603k
$60k
$1.21M
$862k
$670k
$66k
$1.33M
$948k
$737k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$190k
6.7 mi · Feb 2026 · $64/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$16,460
Tax year 2024
Assessed value
$861,900
Assessed 2024
Previous assessed
$861,900
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$305,700
Assessed improvement
$556,200
Applied tax rate
372.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2022
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Total area
4,002 SF
Lot
0.18 ac (7,841 SF)
Zoning code
LS-5
APN
STON M:174 B:19 L:1
UPID
US15-0240583
Jurisdiction
STONINGTON
Zoning & alternative use
LS-5 · Stonington, CTZoning LS-5 · permitted uses
LS-5 · Stonington, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2022
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Lot
0.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
LS-5
COMMERCIAL
Jurisdiction
Stonington, CT
Recorded code
LS-5
Official district
LS-5
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LS-5 in Stonington, CT.
What opens after registration
Zoning profile
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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