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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Office buildings
450 Boston Post Rd Guilford, CT 06437-2933
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US15-0811882
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
FRAME
Total area
10,902 SF
Lot
0.86 ac (37,462 SF)
Zoning code
TS
APN
GUIL M:48016
UPID
US15-0811882
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
-
Dr. Sanda L. Tomak, MD Physician
-
Dr. Enzo J. Sella, MD Physician
-
James Waller Physician
-
Cynthia Dvorsky Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.70M
Owner & transaction history
450 Boston Post Rd Assoc · 6 yrs held
450 Boston Post Rd Assoc
since 2019
3 recorded transactions
Zoning & alternative use
TS · Guilford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+15.5%
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
OFFICE BUILDING
$1,380,000
Current use
RESTAURANT
$1,595,000
Change: +16% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,230,000
Change: -11% · Conversion: Easy
RETAIL STORES
$1,185,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,140,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±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
$155 / 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
$35,147
Tax year 2023
Assessed value
$1,358,070
Assessed 2023
Previous assessed
$1,358,070
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$189,000
Assessed improvement
$1,169,070
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
8
Bathrooms
5
Total area
10,902 SF
Lot
0.86 ac (37,462 SF)
Zoning code
TS
APN
GUIL M:48016
UPID
US15-0811882
Jurisdiction
GUILFORD
Zoning & alternative use
TS · Guilford, CT
Zoning TS · permitted uses
TS · Guilford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Guilford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RESTAURANT
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1979
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
8
Bathrooms
5
Lot
0.86 ac
Current owner
From public records · entity-resolved
450 Boston Post Rd Assoc
Individual
Mailing address
2408 WHITNEY AVE, HAMDEN, CT 06518-3209
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2019
—
450 Boston Post Rd Assoc
—
Deed
related
$1,300,000 · Suntrust Bank
Oct 28, 2005
—
454 Boston Rd Assoc LLC
—
Deed Of Trust
related
$6,187,000 · Newalliance Bank
Jun 20, 2003
—
450 Boston Post Assoc LLC
—
Deed Of Trust
related
$1,648,000 · 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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