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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Showrooms
85 Stage Hbr Rd Marlborough, CT 06447-1113
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US15-0894537
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1971
Construction
FRAME
Total area
36,379 SF
Lot
10.98 ac (478,289 SF)
Zoning code
R
APN
MARL M:0002 B:0012 L:116-122
UPID
US15-0894537
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
-
Marlborough Health & Rehabilitation Center Nursing Home
-
Marlborough Health Care Center: Anquillare Joseph T MD Physician
-
DAVID FENTON Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.86M
Blend (final)
Blend
$2.85M
Owner & transaction history
Milborough Health Care · 13 yrs held
Milborough Health Care
since 2012
7 recorded transactions
Zoning & alternative use
R · Marlborough, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
R Residential Zone DMR Designed Multiple Residence GC General Commercial Zone VCD Village Center District DBIZ Designed Business/Industrial Zone GI General Industrial Zone DI Designed Industrial Zone DR Designed Recreation Zone DC Designed Commercial Zone
Zone name
Residential
General category
RESIDENTIAL
Zone area
10,476.19 ac
Top alternative use upside
Retail stores
$4.2M
+21.8%
Office building
$4.0M
+16.6%
Auto repair, garage
$3.7M
+6.1%
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
COMMERCIAL (GENERAL)
$3,440,000
Current use
RETAIL STORES
$4,185,000
Change: +22% · Conversion: Easy
OFFICE BUILDING
$4,010,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,650,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,345,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±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
$78 / 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
$81,442
Tax year 2023
Assessed value
$2,345,000
Assessed 2023
Previous assessed
$2,345,000
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$134,390
Assessed improvement
$2,210,610
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
Off-Market
Year built
1971
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
120
Rooms
10
Bathrooms
3
Total area
36,379 SF
Lot
10.98 ac (478,289 SF)
Zoning code
R
APN
MARL M:0002 B:0012 L:116-122
UPID
US15-0894537
Jurisdiction
MARLBOROUGH
Zoning & alternative use
R · Marlborough, CTZoning R · permitted uses
R · Marlborough, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
R Residential Zone DMR Designed Multiple Residence GC General Commercial Zone VCD Village Center District DBIZ Designed Business/Industrial Zone GI General Industrial Zone DI Designed Industrial Zone DR Designed Recreation Zone DC Designed Commercial Zone
Zone name
Residential
General category
RESIDENTIAL
Zone area
10,476.19 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.4M
RETAIL STORES
Est. value
$4.2M
OFFICE BUILDING
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1971
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
120
Rooms
10
Bathrooms
3
Lot
10.98 ac
Current owner
From public records · entity-resolved
Milborough Health Care
Individual
Mailing address
20 E SUNRISE HWY UNIT #1, VALLEY STREAM, NY 11581-1256
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2012
—
Milborough Health Care
—
Deed Of Trust
related
$4,200,000 · First Niagara Bank
Jun 1, 2010
—
Milborough Healthcare Co
—
Deed Of Trust
related
$437,837 · Bank Of America
Jan 24, 2007
—
Marlburough Health Co
—
Deed Of Trust
related
$2,500,000 · Bank Of America
Dec 28, 2006
—
Mbro Health Care Rlty Co
—
Deed Of Trust
related
$2,500,000 · Bank Of America
Oct 31, 2003
—
Marlborough Healthcare
—
Deed Of Trust
related
$500,000 · Fleet National Bank
Sep 11, 2001
—
Marl Healthcare Realty
—
Deed Of Trust
related
$1,563,125 · Fleet National Bank
Aug 29, 1996
—
Health Car Marlborough
—
Deed Of Trust
related
$1,841,135 · Fleet Mortgage Corp
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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