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Property profile & analytics
OFF-MARKET
Estimated value
$12,305,000
Office buildings
99 Hawley Ln Stratford, CT 06614-1201
Entity Owned
15-yr Hold
Free & Clear
Property ID
US15-1039582
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
CONCRETE
Total area
163,926 SF
Lot
8.62 ac (375,487 SF)
Zoning code
D-7
APN
STRA M:20-16 B:4 L:1
UPID
US15-1039582
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
-
New York Life Insurance company Insurance Agency
-
Steckler Henry Law Firm
-
HEATHER PREVIS Physician
-
ICSA Software Inc (Bike/Boat/Book/etc) Store Corporate Office
-
Merritt Staffing Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.84M
Blend (final)
Blend
$12.31M
Owner & transaction history
Merritt 8 Owner LLC · 15 yrs held
Merritt 8 Owner LLC
since 2011
7 recorded transactions
Zoning & alternative use
D-7 · Stratford, 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 Stratford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stratford 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
$17,955,000
Current use
Blend value · Realmo final
$12.31M
Range $11.07M – $13.54M · ±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
$75 / 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
$476,163
Tax year 2023
Assessed value
$11,844,840
Assessed 2023
Previous assessed
$11,844,840
+0.0% YoY
Effective rate
4.02%
On assessed value
Assessed land
$2,138,570
Assessed improvement
$9,706,270
Applied tax rate
114.0000
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
1989
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
9
Total area
163,926 SF
Lot
8.62 ac (375,487 SF)
Zoning code
D-7
APN
STRA M:20-16 B:4 L:1
UPID
US15-1039582
Jurisdiction
STRATFORD
Zoning & alternative use
D-7 · Stratford, CTZoning D-7 · permitted uses
D-7 · Stratford, 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 Current
Est. value
$18.0M
OFFICE BUILDING Current
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
1989
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
9
Lot
8.62 ac
Current owner
From public records · entity-resolved
Merritt 8 Owner LLC
Entity
Free & Clear · 15 yrs held
Mailing address
56 LIVINGSTON AVE #200, ROSELAND, NJ 07068-1733
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2011
$1
Merritt 8 Owner LLC
Sm Phoenox Merritt 8 LLC
Grant Deed
related
—
Dec 7, 2007
—
Capital SR Tarragon LLC
—
Deed Of Trust
related
$5,300,000 · Paradigm Credit Corp
May 8, 2007
$24,500,000
Sm Phoenix Merritt 8 L
Merritt 8 Acquistions
Warranty Deed
$9,999,999 · Td Banknorth Mtg Grp
Jan 21, 2000
$500,000
Merritt Stratford LLC
Physicians Hlth Svcs
Grant Deed
—
Aug 27, 1999
$20,000,000
Merritt 8 Acquist LLC
Ycp Merritt LP
Warranty Deed
related
$18,000,000 · Wmc Mortgage Corp
Jun 18, 1997
—
Ycp Merritt LP
—
Deed Of Trust
related
$10,000,000 · First Union National Bank
May 9, 1997
$15,550,000
Ycp Merritt LP
Parkview Assoc
Warranty Deed
—
Dec 30, 1988
—
Parkview Assoc
—
Deed Of Trust
related
$22,817,250 · Zions First National Bank
—
—
Merritt 8 Owner LLC
—
Deed Of Trust
related
$14,800,000 · Bankunited Fsb
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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