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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Manufacturing properties
80 Carter Dr, Guilford, CT 06437-2125
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US15-1020669
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
70,080 SF
Lot
6.18 ac (269,201 SF)
Zoning code
I-2
APN
GUIL M:075001B
UPID
US15-1020669
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
-
Competition Engineering Engineer
-
Moroso Wire Technologies Industrial Manufacturer Production Facility
-
Moroso Performance Products Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.74M
Blend (final)
Blend
$4.32M
Owner & transaction history
Moroso Re Holdings LLC · 18 yrs held
Moroso Re Holdings LLC
since 2008
4 recorded transactions
Zoning & alternative use
I-2 · Guilford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.4M
+28.3%
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 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
INDUSTRIAL (GENERAL)
$4,955,000
Current use
AUTO REPAIR, GARAGE
$6,355,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$4,125,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±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
$62 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$75,974
Tax year 2024
Assessed value
$2,858,310
Assessed 2024
Previous assessed
$2,858,310
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed land
$144,620
Assessed improvement
$2,713,690
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Rooms
8
Bathrooms
2
Total area
70,080 SF
Lot
6.18 ac (269,201 SF)
Zoning code
I-2
APN
GUIL M:075001B
UPID
US15-1020669
Jurisdiction
GUILFORD
Zoning & alternative use
I-2 · Guilford, CT
Zoning I-2 · permitted uses
I-2 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$6.4M
WAREHOUSE, STORAGE
Est. value
$4.1M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Rooms
8
Bathrooms
2
Lot
6.18 ac
Current owner
From public records · entity-resolved
Moroso Re Holdings LLC
Entity
Mailing address
80 CARTER DR, GUILFORD, CT 06437-2125
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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 15, 2011
—
Moroso Re Holdings LLC
—
Deed Of Trust
related
$750,000 · Peoples Bank
Aug 27, 2009
—
Moroso Re Holdings LLC
—
Deed Of Trust
related
$4,000,000 · Peoples Bank
Apr 29, 2008
$1
Moroso Re Holdings LLC
Moroso,richard B
Grant Deed
related
—
Dec 28, 2004
—
Richard B Moreser
—
Deed Of Trust
related
$6,700,000 · Lasalle Business Cred
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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