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Property profile & analytics
FOR LEASE
Industrial properties
35 Northeast Industrial Rd Branford, CT 06405
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US15-0151183
For Lease
1 / 2
$6,215,000
35 Northeast Industrial Rd, Branford, CT 06405
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
58,601 SF
Lot
3.29 ac (143,312 SF)
APN
BRAN M:H04-000 B:004 L:00002
UPID
US15-0151183
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
-
Forma Therapeutics Inc Spa & Massage Center Alternative Medicine Practice
-
Historx Drug Testing Service
-
IsoPlexis Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.18M
Blend (final)
Blend
$6.22M
Owner & transaction history
Anna Louise Realty 2 LLC · 7 yrs held
Anna Louise Realty 2 LLC
since 2019
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.9M
+115.2%
Restaurant
$8.6M
+106.8%
Office building
$6.6M
+58.2%
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 Branford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Branford 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,145,000
Current use
COMMERCIAL (GENERAL)
$8,920,000
Change: +115% · Conversion: Difficult
RESTAURANT
$8,570,000
Change: +107% · Conversion: Difficult
OFFICE BUILDING
$6,555,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$6,360,000
Change: +53% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,135,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,315,000
Change: +28% · Conversion: Easy
Blend value · Realmo final
$6.22M
Range $5.59M – $6.84M · ±10%
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
$106 / 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
$114,514
Tax year 2023
Assessed value
$3,831,190
Assessed 2023
Previous assessed
$3,831,190
+0.0% YoY
Effective rate
2.99%
On assessed value
Assessed land
$315,920
Assessed improvement
$3,515,270
Applied tax rate
300.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Lease
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Total area
58,601 SF
Lot
3.29 ac (143,312 SF)
APN
BRAN M:H04-000 B:004 L:00002
UPID
US15-0151183
Jurisdiction
BRANFORD
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$8.9M
RESTAURANT
Est. value
$8.6M
OFFICE BUILDING
Est. value
$6.6M
RETAIL STORES
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.3M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Lot
3.29 ac
Current owner
From public records · entity-resolved
Anna Louise Realty 2 LLC
Entity
Mailing address
1 LGT HOUSE PT RD STE #209, LLOYD HARBOR, NY 11743-1010
Ownership since
2019
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 13, 2019
—
Anna Louise Realty 2 LLC
15 Sh Netc Branford LLC
Warranty Deed
—
Aug 13, 2015
—
35 Sh Netc Branford LLC
G&l 35 Ne Industrial L
Warranty Deed
$7,782,000 · Bankwell Bank
Nov 1, 2013
—
G&l 35 Ne Industrial LLC
—
Deed Of Trust
related
$2,000,000 · Ffld County Bank Corp
Apr 1, 2013
—
G&l 35 Ne Industrial LLC
—
Deed Of Trust
related
$250,000 · Ffld County Bank Corp
Feb 3, 2010
$1,100,000
G Industrial
Neveugen Corp
Warranty Deed
$700,000 · Ffld County Bank Corp
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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