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Property profile & analytics
FOR SALE
Showrooms
44 Williams Ave Stonington, CT 06355
Entity Owned
6-yr Hold
Free & Clear
Property ID
US15-0387383
For Sale
1 / 38
$2,550,000
44 Williams Ave, Stonington, CT 06355
View Listing →
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1940
Construction
FRAME
Total area
3,279 SF
Lot
0.17 ac (7,405 SF)
Zoning code
LS-5
APN
STON M:161 B:17 L:9
UPID
US15-0387383
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$383k
Blend (final)
Blend
$555k
Owner & transaction history
Aaa T LLC · 6 yrs held
Aaa T LLC
since 2020
Last sale
$575,000
4 recorded transactions
Zoning & alternative use
LS-5 · Pawcatuck, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$450,000
+49.4%
Retail stores
$365,000
+21.3%
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 Stonington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stonington 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
$550,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$450,000
Change: +49% · Conversion: Easy
RETAIL STORES
$365,000
Change: +21% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $575k (Apr 24 2020)
Last sale anchor
$575k
Apr 24 2020
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
$169 / 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
$10,087
Tax year 2023
Assessed value
$525,000
Assessed 2023
Previous assessed
$525,000
+0.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$166,800
Assessed improvement
$358,200
Applied tax rate
372.0000
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
For Sale
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
2
Total area
3,279 SF
Lot
0.17 ac (7,405 SF)
Zoning code
LS-5
APN
STON M:161 B:17 L:9
UPID
US15-0387383
Jurisdiction
STONINGTON
Zoning & alternative use
LS-5 · Pawcatuck, CTZoning LS-5 · permitted uses
LS-5 · Pawcatuck, CT
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
OFFICE BUILDING
Est. value
$450,000
RETAIL STORES
Est. value
$365,000
OFFICE BUILDING
RETAIL STORES
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
1940
Construction
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Units
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Aaa T LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1 SEAGULL LN, MYSTIC, CT 06355-3237
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
Aaa Tllc
—
Deed
related
$3,000,000 · Savers Cooperative Bank
Apr 24, 2023
—
Aaa Tllc
—
Deed
related
$3,000,000 · Savers Cooperative Bank
Apr 24, 2020
$575,000
Aaa T LLC
Paul B Savona
Warranty Deed
—
Aug 31, 1994
$165,000
Paul B Savona
Galli,angelo D
Warranty Deed
$115,000 · Chelseagroton 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.
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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