Entity Owned 
For Lease
1 / 5
$18 SF/Yr
4 Grove Beach Rd N, Westbrook, CT 06498
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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
Current use
Occupant on record · Public records
-
Physician
-
Medical Clinic
-
Production Facility Brewery & Distillery
-
Medical Clinic
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$990k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$930k
Owner & transaction history
since 2021
Last sale
$890,000
5 recorded transactions
Zoning & alternative use
NCD · Westbrook, CT
Zoning description
• NCD Neighborhood Commercial District • TIC Turnpike Interchange Commercial District • CB Commercial Boating District • RD Resort District • LI Light Industrial District • ID Industrial District A. PURPOSES 1. Commercia…
General category
COMMERCIAL
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.
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$930k
Value range
$837k – $1.02M
±10% around blend
Confidence
Property data
63
Market benchmarks
33
Comparable evidence
60
$837k
blend $930k
$1.02M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
Lot area
9.88 ac
APN
WBRO M:187 L:142
Zoning
NCD
Assessed value
$1,209,160
Annual tax
$25,779
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$930k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 272 sales
$137
N/A
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
Not available
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
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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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$890k
Move the market yield to see immediate price impact.
Value / SF
N/A
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%
$56k
$1.12M
$801k
$623k
$62k
$1.25M
$890k
$692k
$69k
$1.37M
$979k
$761k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
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
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
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, CTZoning NCD · permitted uses
NCD · Westbrook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
• NCD Neighborhood Commercial District • TIC Turnpike Interchange Commercial District • CB Commercial Boating District • RD Resort District • LI Light Industrial District • ID Industrial District A. PURPOSES 1. Commercia…
General category
COMMERCIAL
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Lot
9.88 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
NCD
COMMERCIAL
Jurisdiction
Westbrook, CT
Recorded code
NCD
Official district
NCD
Official district profile
What the municipal code says about NCD
Zoning description
• NCD Neighborhood Commercial District • TIC Turnpike Interchange Commercial District • CB Commercial Boating District • RD Resort District • LI Light Industrial District • ID Industrial District A. PURPOSES 1. Commercia…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for NCD in Westbrook, CT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
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.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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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