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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Showrooms
323 Boston Post Rd, Old Saybrook, CT 06475-1538
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0838189
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,500 SF
Lot
0.74 ac (32,234 SF)
Zoning code
B4
APN
OSAY M:042 B:013 L:
UPID
US15-0838189
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
-
Stepping Stones Antiques LLC Home Decor Store (Bike/Boat/Book/etc) Store
-
Olympic Flooring of Old Saybrook General Contractor Renovation Specialist
-
Drama Works Theatre Company Theater & Performing Art Venue
-
One of a Kind Antiques llc Home Decor Store (Bike/Boat/Book/etc) Store
-
One of a Kind Antiques Home Decor Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$660k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$550k
Blend (final)
Blend
$685k
Owner & transaction history
Laudano Family Realty LLC · 4 yrs held
Laudano Family Realty LLC
since 2022
Last sale
$720,000
5 recorded transactions
Zoning & alternative use
B4 · Old Saybrook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
Method
Estimation
Statistic approach
$645,000
ML approach
$660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $720k (Mar 4 2022)
Last sale anchor
$720k
Mar 4 2022
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
$65 / 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
$11,673
Tax year 2023
Assessed value
$570,800
Assessed 2023
Previous assessed
$570,800
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$168,100
Assessed improvement
$402,700
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Total area
10,500 SF
Lot
0.74 ac (32,234 SF)
Zoning code
B4
APN
OSAY M:042 B:013 L:
UPID
US15-0838189
Jurisdiction
OLD SAYBROOK
Zoning & alternative use
B4 · Old Saybrook, CT
Zoning B4 · permitted uses
B4 · Old Saybrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Old Saybrook. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Lot
0.74 ac
Current owner
From public records · entity-resolved
Laudano Family Realty LLC
Entity
Mailing address
7 RIVERVIEW RD, KILLINGWORTH, CT 06419-2240
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
—
Laudano Family Realty LLC
R&b Lighthouse Realty LLC
Quit Claim Deed
related
—
Feb 28, 2022
—
Richard Laudano
—
Deed
related
$194,000 · Harold Pope
Feb 27, 2009
$720,000
R&b Lighthouse Rlty Ll
Raffelina Leone
Warranty Deed
$540,000 · Bank Of Southern Conn
Feb 27, 2009
$1
Raffelina Leone
Carey,laure Tr
Grant Deed
related
—
Jun 21, 1996
—
Anthony L Leone
—
Deed Of Trust
related
$175,000 · Dime Savings Bank Norwich
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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