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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Retail space
381 Boston Post Rd Guilford, CT 06437-2900
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US15-0807510
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
FRAME
Total area
5,644 SF
Lot
1.24 ac (54,014 SF)
Zoning code
TS
APN
GUIL M:49028
UPID
US15-0807510
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
-
The Whole Enchilada Restaurant
-
Grand Apizza of Guilford Restaurant
-
First Garden Chinese Restaurant Restaurant
-
Enterprise Rent-A-Car Car Rental Facility
-
The Vape Loft (Bike/Boat/Book/etc) Store Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$610k
Owner & transaction history
Yeung Siu LLC · 23 yrs held
Yeung Siu LLC
since 2003
7 recorded transactions
Zoning & alternative use
TS · Guilford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
zoningpart1pdf
Top alternative use upside
Restaurant
$825,000
+34.8%
Office building
$715,000
+16.7%
Commercial (general)
$635,000
+3.9%
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
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
RETAIL STORES
$610,000
Current use
RESTAURANT
$825,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$715,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$635,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$590,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$510,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$108 / 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
$16,821
Tax year 2023
Assessed value
$649,950
Assessed 2023
Previous assessed
$649,950
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$189,000
Assessed improvement
$460,950
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1955
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
6
Bathrooms
2
Total area
5,644 SF
Lot
1.24 ac (54,014 SF)
Zoning code
TS
APN
GUIL M:49028
UPID
US15-0807510
Jurisdiction
GUILFORD
Zoning & alternative use
TS · Guilford, CTZoning TS · permitted uses
TS · Guilford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
zoningpart1pdf
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$610,000
RESTAURANT
Est. value
$825,000
OFFICE BUILDING
Est. value
$715,000
COMMERCIAL (GENERAL)
Est. value
$635,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$510,000
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1955
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
6
Bathrooms
2
Lot
1.24 ac
Current owner
From public records · entity-resolved
Yeung Siu LLC
Entity
Mailing address
12 CONCORD DR, MADISON, CT 06443-1837
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2012
—
Yeung Siu LLC
—
Deed Of Trust
related
$370,000 · Guilford Savings Bank
Aug 29, 2005
—
Yeung Siu LLC
—
Deed Of Trust
related
$750,000 · Robert J Dean SR
Jun 13, 2003
$880,000
Yeung Siu LLC
Ln Assoc LLC
Warranty Deed
$755,000 · Business Loan Center INC
Jun 23, 1999
—
Lbn Assoc LLC
—
Deed Of Trust
related
$4,325,831 · Sovereign Bank
Mar 10, 1999
$525,000
Lbn Assoc LLC
Leninski,steven
Warranty Deed
—
Sep 5, 1991
—
Steven Leninski
—
Deed Of Trust
related
$80,000 · Shore Bank & Trust
Dec 4, 1987
—
Steven Leninski
—
Deed Of Trust
related
$750,000 · New Haven Savings Bank
May 6, 1987
—
Steven Leninski
—
Deed Of Trust
related
$85,000 · New Haven Savings Bank
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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