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    Updated Multifamily Portfolio in New Haven Title is generated by Realmo AI

    83 E Grand Avenue, New Haven, CT 06513

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    Claim this Listing
    For Sale
    Under Contract
    $2,575,000

    COMMERCIAL - New Haven, CT

    Property size:
    10,394 SF
    Lot size:
    0.79 Acres
    Price / SF:
    $247/SF
    Added:
    Mar 25, 2026
    Days on Market:
    73
    Last Refresh:
    Jun 5 at 7:06 am

    Property Features for 83 E Grand Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    RM1
    Bathrooms
    14
    Rooms
    Bathroom 7, Bathroom 5, Bathroom 13, Bathroom 14, Bathroom 6, Bathroom 8, Bathroom 9, Bathroom 2, Bathroom 11, Bathroom 10, Bathroom 4, Bathroom 12, Bathroom 1, Bathroom 3
    Exterior features
    Gutters,Lighting
    Standard status
    Active Under Contract
    Size
    10,394 SF
    Lot size
    0.79 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    36902

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Baseboard
    Cooling system
    Window Unit(s), Central Air
    Water source
    Public

    Building Details

    Year built
    1979
    Flooring type
    Wood, Carpet - Full, Tile - Ceramic

    We can help!

    Listing Contact
    Douglas Ledewitz

    Listing agent Douglas Ledewitz License #REB.0759199

    Listing office Pulse Realty LLC 817 Grand Avenue, New Haven, CT

    Listing date Mar 25, 2026

    MLS# 24161782

    Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 13‑unit multifamily portfolio on East Grand Ave in New Haven (Fair Haven Heights) across three buildings
    • Unit mix includes 1‑bedroom townhome‑style units, ADA‑compliant 2‑bedroom units, and larger 3- and 4‑bedroom apartments
    • Updated interior finishes include tile flooring, wood kitchen cabinets, granite countertops, and hardwood floors
    • Systems: 2BR/3BR/4BR units have gas heat and central air; 1BR units are electric with no central AC
    • Water and sewer services: public water and public sewer
    • Year built per City records: 1979, 1930, and 1870

    Overview

    This is a fully rented, 13-unit multifamily portfolio located on East Grand Ave in New Haven's Fair Haven Heights neighborhood. The property consists of three buildings with a desirable unit mix including 1-bedroom townhome-style units, ADA-compliant 2-bedroom units, and larger 3 and 4 bedroom apartments. Units feature quality interior finishes such as tile flooring, wood kitchen cabinets, granite countertops, and hardwood floors, with well-maintained kitchens and baths. The asset benefits from historically low tenant turnover, reflecting strong tenant satisfaction and consistent rental demand. There is strong in-place income with upside potential through future rent growth and possible unit expansion opportunities. The property is conveniently located just minutes from I-91, I-95, downtown New Haven, Yale University, and major employment centers, with close proximity to public transportation, schools, shopping, dining, and local businesses within a high-demand rental market. The 2, 3, and 4-bedroom units have gas heat and central air. The 1-bedroom units are all approximately the same size and are all electric with no central AC. The property was built in 1979, 1930, and 1870. The lot size is 0.79 acres and the property size is 10,394 square feet. The zoning is RM1.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $315.6k $30.36
    − Vacancy −$19.6k −$1.88
    EGI $296.0k $28.48
    − OpEx −$133.2k −$12.81
    NOI $162.8k $15.66
    10,394 SF · lease $30.36/SF/yr · vacancy 6.20% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $2.33M
    $2.03M – $2.71M (±1% cap)
    NOI $162,798 @ 7.0% cap · market cap 6.32%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.34M
    $2.93M – $3.90M (±1% cap)
    NOI $234,045 @ 7.0% cap · market cap 9.09%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Haven
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.890955
    Latitude
    41.3094955

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    FAQs

    What type of property is this?
    Apartment building - Well-maintained, fully rented 13-unit multifamily portfolio in New Haven.
    Where is this apartment building located?
    The property is located at 83 E Grand Avenue New Haven, CT.
    What is the asking price?
    The asking price for this property is $2,575,000.
    What are key features of this property?
    This property features: 13‑unit multifamily portfolio on East Grand Ave in New Haven (Fair Haven Heights) across three buildings; Unit mix includes 1‑bedroom townhome‑style units, ADA‑compliant 2‑bedroom units, and larger 3- and 4‑bedroom apartments; Updated interior finishes include tile flooring, wood kitchen cabinets, granite countertops, and hardwood floors
    (203) 305-5282
    We can help!
    Listing Contact
    Douglas Ledewitz
    Real Estate License ID: REB.0759199
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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