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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Office buildings
1520 Highland Ave Cheshire, CT 06410-1228
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0341076
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
19,960 SF
Lot
2.29 ac (99,752 SF)
Zoning code
I-2
APN
CHES M:19 B:36 L:
UPID
US15-0341076
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
-
BCI Financial Loan Service
-
Osprey Strategic Research Telecommunications Service Marketing & Advertising
-
CED Selling Marketing & Advertising
-
Charter Oak Asset Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.10M
Owner & transaction history
Gra Mar LLC · 6 yrs held
Gra Mar LLC
since 2019
6 recorded transactions
Zoning & alternative use
I-2 · Cheshire, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+31.7%
Commercial (general)
$2.3M
+1.5%
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 Cheshire submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cheshire 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
$2,215,000
Current use
RESTAURANT
$2,920,000
Change: +32% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,250,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,165,000
Change: -2% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,090,000
Change: -6% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,810,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±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
$105 / 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
$48,397
Tax year 2023
Assessed value
$1,379,220
Assessed 2023
Previous assessed
$1,379,220
+0.0% YoY
Effective rate
3.51%
On assessed value
Assessed land
$247,840
Assessed improvement
$1,131,380
Applied tax rate
322.0000
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
19,960 SF
Lot
2.29 ac (99,752 SF)
Zoning code
I-2
APN
CHES M:19 B:36 L:
UPID
US15-0341076
Jurisdiction
CHESHIRE
Zoning & alternative use
I-2 · Cheshire, CT
Zoning I-2 · permitted uses
I-2 · Cheshire, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cheshire. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.2M
RESTAURANT
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
2.29 ac
Current owner
From public records · entity-resolved
Gra Mar LLC
Entity
Mailing address
PO BOX 877, CHESHIRE, CT 06410-0877
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2019
$1,200,000
Gra Mar LLC
1520 Highland Ave Assoc
Warranty Deed
$993,562 · Webster Bank
Jun 1, 2016
—
1520 Highland Ave Asso
—
Deed
related
$800,000 · Peoples United Bank
Jan 31, 2006
—
1520 Highland Ave Assoc
—
Deed Of Trust
related
$950,000 · Peoples Bank
May 1, 1998
—
1520 Highland Ave Asc
—
Deed Of Trust
related
$220,000 · Peoples Bank
Nov 3, 1995
$1,829,000
1520 Highland Ave Assc
Garnet Centre LP
Warranty Deed
$900,000 · Peoples Bank
Apr 2, 1987
$150,000
Joseph Labbadia
Reinhard,rodney
Grant Deed
$120,000 · Bristol 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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