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Property profile & analytics
OFF-MARKET
Estimated value
$3,625,000
Commercial real estate
11 Burtis Ave New Canaan, CT 06840-5532
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0906098
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,135 SF
Lot
0.22 ac (9,583 SF)
Zoning code
BUSA
APN
NCAN M:000T B:236 L:00642
UPID
US15-0906098
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
-
R. Scott Lewis, PE PC Structural Engineer Civil Engineer
-
Berv Kenneth MD Physician
-
Dr. James W. Talbot, MD Ophthalmologist
-
Blum Jeffrey PhD Physician Medical Clinic
-
New Canaan Ophthalmology, LLC Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.63M
Owner & transaction history
Ventana 11 Burtis LLC · 4 yrs held
Ventana 11 Burtis LLC
since 2021
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
BUSA · New Canaan, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
2004 Revision
Top alternative use upside
Restaurant
$3.4M
+10.3%
Auto repair, garage
$3.1M
+0.3%
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 New Canaan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Canaan 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
$3,870,000
ML approach
$3,845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,060,000
Current use
RESTAURANT
$3,375,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,070,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$3.63M
Range $3.26M – $3.99M · ±10% · vs last sale $3.40M (Dec 13 2021)
Last sale anchor
$3.40M
Dec 13 2021
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
$276 / 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
$36,440
Tax year 2023
Assessed value
$1,923,950
Assessed 2023
Previous assessed
$1,923,950
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$479,360
Assessed improvement
$1,444,590
Applied tax rate
127.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Bathrooms
2
Total area
13,135 SF
Lot
0.22 ac (9,583 SF)
Zoning code
BUSA
APN
NCAN M:000T B:236 L:00642
UPID
US15-0906098
Jurisdiction
NEW CANAAN
Zoning & alternative use
BUSA · New Canaan, CTZoning BUSA · permitted uses
BUSA · New Canaan, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
2004 Revision
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.1M
RESTAURANT
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Bathrooms
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Ventana 11 Burtis LLC
Entity
Mailing address
11 BURTIS AVE, NEW CANAAN, CT 06840-5532
Ownership since
2021
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
Nov 21, 2024
—
Ventana 11 Burtis LLC
—
Deed
related
$30,454,000 · Fairfield County Bank
Dec 13, 2021
$3,397,700
Ventana 11 Burtis LLC
11 Burtis Ave LLC
Warranty Deed
$3,712,500 · Fairfield County Bank
Jan 7, 2016
—
11 & 12 Burtis Avenue LLC
Acm Rams Fund Lv B LLC
Quit Claim Deed
related
—
Jan 7, 2016
$3,669,541
Acm Rams Fund Lv B LLC
Acm Rams Fund Lv B LLC|11 Burtis Avenue LLC
Foreclosure
related
—
Oct 25, 2007
—
11 Burtis Avenue LLC
—
Deed Of Trust
related
$2,800,000 · Rbs Citizens Bank NA
Aug 29, 2003
—
Robert Cuda
—
Deed Of Trust
related
$1,900,000 · Patriot Bank NA
Apr 15, 2002
—
Robert Cuda
—
Deed Of Trust
related
$1,514,259 · Martin Tomberg
Aug 24, 1999
$1,250,000
Robert Cuda
Tomberg,martin
Warranty Deed
$1,250,000 · Zenon Grzybowski
Apr 4, 1994
$670,000
Martin Tomberg
Oregon Prop RT
Warranty 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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