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Property profile & analytics
FOR LEASE
Commercial real estate
4 Grove Beach Rd North Westbrook, CT 06498
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-1226794
For Lease
1 / 5
$19 SF/Yr
4 Grove Beach Rd North, Westbrook, CT 06498
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
9.88 ac (430,373 SF)
Zoning code
NCD
APN
WBRO M:187 L:142
UPID
US15-1226794
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
-
Advanced Wellness Concepts Physician
-
Town & Country Physicians Medical Clinic
-
Coastline Brewing Company & Pizzeria Production Facility Brewery & Distillery
-
Child and Family Agency Medical Clinic
-
Middlesex Hospital Primary Cr Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$990k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$925k
Owner & transaction history
Kjk Holdings LLC · 5 yrs held
Kjk Holdings LLC
since 2021
Last sale
$890,000
5 recorded transactions
Zoning & alternative use
NCD · Westbrook, 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 Westbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westbrook 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
$930,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $890k (Jun 16 2021)
Last sale anchor
$890k
Jun 16 2021
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
—
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
$25,779
Tax year 2023
Assessed value
$1,209,160
Assessed 2023
Previous assessed
$1,209,160
+0.0% YoY
Effective rate
2.13%
On assessed value
Assessed land
$239,270
Assessed improvement
$969,890
Applied tax rate
278.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Heating
NONE
Cooling
YES
Buildings
2
Lot
9.88 ac (430,373 SF)
Zoning code
NCD
APN
WBRO M:187 L:142
UPID
US15-1226794
Jurisdiction
WESTBROOK
Zoning & alternative use
NCD · Westbrook, CT
Zoning NCD · permitted uses
NCD · Westbrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westbrook. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Lot
9.88 ac
Current owner
From public records · entity-resolved
Kjk Holdings LLC
Entity
Mailing address
84 PONDVIEW LN, BRISTOL, CT 06010-3078
Ownership since
2021
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
Jun 16, 2021
$890,000
Kjk Holdings LLC
Kb Oreo LLC
Quit Claim Arm's Length For Ne States
$650,000 · Thomaston Savings Bank
Jun 21, 2006
—
Medical Sessions LLC
—
Deed Of Trust
related
$180,000 · Connecticut River Bank
Sep 1, 2005
—
Westbrook Medical LLC
—
Deed Of Trust
related
$1,600,000 · Connecticut River Bank
Jul 6, 2005
$340,000
Westbrook Medical Ctr LLC
Gbr LLC
Warranty Deed
—
Sep 30, 2002
$55,000
Kinsella,george Tr
Stephen Boski Ret
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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