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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Office buildings
8 Main St Niantic, CT 06357-2303
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US15-0328849
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
FRAME
Total area
8,743 SF
Lot
0.44 ac (19,166 SF)
Zoning code
CB
APN
ELYM M:011.2 B:00008 L:00000
UPID
US15-0328849
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
-
Wisdom Within Counseling, LLC Family Counselor
-
FedEx Drop Box Postal Service Courier Service
-
Kerry Lee, LCSW LADC Psychotherapist
-
Julie Yale Counselor
-
Mrs. Kathleen Ross Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.37M
Owner & transaction history
Romulan Rlty · 26 yrs held
Romulan Rlty
since 2000
6 recorded transactions
Zoning & alternative use
CB · Niantic, 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 Niantic submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niantic 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
$1,200,000
Current use
RETAIL STORES
$975,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±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
$156 / 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
$13,945
Tax year 2023
Assessed value
$560,490
Assessed 2023
Previous assessed
$560,490
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$146,790
Assessed improvement
$413,700
Applied tax rate
352.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
13
Bathrooms
2
Total area
8,743 SF
Lot
0.44 ac (19,166 SF)
Zoning code
CB
APN
ELYM M:011.2 B:00008 L:00000
UPID
US15-0328849
Jurisdiction
EAST LYME
Zoning & alternative use
CB · Niantic, CT
Zoning CB · permitted uses
CB · Niantic, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Niantic. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
RETAIL STORES
Est. value
$975,000
OFFICE BUILDING Current
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
13
Bathrooms
2
Lot
0.44 ac
Current owner
From public records · entity-resolved
Romulan Rlty
Individual
Mailing address
PO BOX 491, NIANTIC, CT 06357-0491
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2012
—
Romulan Realty LLC
—
Deed Of Trust
related
$58,125 · Borg Realty LLC
Aug 23, 2001
—
Romulan Realty LLC
—
Deed Of Trust
related
$325,000 · Citizens Mortgage INC
Feb 1, 2000
$233,000
Romulan Rlty
Love,richard D
Warranty Deed
$200,000 · Citizens Mortgage INC
Aug 18, 1997
$29,000
Richard D Love
Mri-a Corp
Grant Deed
$25,000 · Dime Savings Bank Norwich
Apr 24, 1996
$38,000
A Mri
Citizens Sb
Grant Deed
—
Jan 30, 1995
$114,000
Citizens Sb
Booth,kevin E
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.
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