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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office buildings
13 Church Hl Rd Newtown, CT 06470-1612
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US15-0973272
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1928
Construction
FRAME
Total area
3,527 SF
Lot
1.16 ac (50,530 SF)
Zoning code
P-1
APN
NEWT M:26 B:11 L:2
UPID
US15-0973272
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
-
Sandy Hook Promise Charitable Organization Social Service Agency
-
SPE Thermoset Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$729k
Blend (final)
Blend
$715k
Owner & transaction history
Sandy Hook Promise Fnd · 10 yrs held
Sandy Hook Promise Fnd
since 2016
5 recorded transactions
Zoning & alternative use
P-1 · Newtown, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$825,000
+33.9%
Commercial (general)
$820,000
+33.5%
Retail stores
$655,000
+6.5%
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 Newtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newtown 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
$615,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$820,000
Change: +34% · Conversion: Easy
RETAIL STORES
$655,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$203 / 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
$11,429
Tax year 2023
Assessed value
$435,540
Assessed 2023
Previous assessed
$381,550
+14.2% YoY
Effective rate
2.62%
On assessed value
Assessed land
$211,760
Assessed improvement
$223,780
Applied tax rate
106.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1928
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
12
Bathrooms
4
Total area
3,527 SF
Lot
1.16 ac (50,530 SF)
Zoning code
P-1
APN
NEWT M:26 B:11 L:2
UPID
US15-0973272
Jurisdiction
NEWTOWN
Zoning & alternative use
P-1 · Newtown, CT
Zoning P-1 · permitted uses
P-1 · Newtown, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$825,000
COMMERCIAL (GENERAL)
Est. value
$820,000
RETAIL STORES
Est. value
$655,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1928
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
12
Bathrooms
4
Lot
1.16 ac
Current owner
From public records · entity-resolved
Sandy Hook Promise Fnd
Individual
Mailing address
PO BOX 3489, NEWTOWN, CT 06470-3489
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2016
$415,000
Sandy Hook Promise Fnd
Cgr Partners LLC
Warranty Deed
$332,000 · Newtown Savings Bank
Dec 3, 2003
$375,000
Cgr Prtnrs
William Pitt Real Est
Warranty Deed
$420,000 · Newtown Savings Bank
Dec 3, 1997
$300,000
William Pitt Re LP
Stickles,thomas
Warranty Deed
—
Jul 1, 1987
$295,000
Thomas Stickles
Ryan,gerald
Grant Deed
$250,000 · Union Trust Co
Jun 2, 1987
$250,000
Gerald Ryan
Brown,robt
Grant Deed
$200,000 · Gateway Bank
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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