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Property profile & analytics
OFF-MARKET
Estimated value
$8,940,000
Investment properties
163 Quinnipiac Ave North Haven, CT 06473-3623
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0331160
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Construction
FRAME
Total area
40,908 SF
Lot
4.67 ac (203,425 SF)
Zoning code
R20
APN
NRHV M:011 L:036
UPID
US15-0331160
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
-
Frank Lavecchia, PTA Medical Clinic
-
Matthew Parrillo, DPT Medical Clinic
-
Amy Gelbar Physician
-
Emily Opramolla Physician
-
Montowese Health & Rehabilitation Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.27M
Blend (final)
Blend
$8.94M
Owner & transaction history
Ct Quinnipiac Ave Re LLC · 4 yrs held
Ct Quinnipiac Ave Re LLC
since 2022
Last sale
$9.2M
7 recorded transactions
Zoning & alternative use
R20 · North Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.0M
+29.8%
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 North Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Haven 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
$8,725,000
ML approach
$8,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,980,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$8.94M
Range $8.05M – $9.83M · ±10% · vs last sale $9.22M (Jan 28 2022)
Last sale anchor
$9.22M
Jan 28 2022
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
$219 / 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
$201,120
Tax year 2023
Assessed value
$6,159,890
Assessed 2023
Previous assessed
$6,159,890
+0.0% YoY
Effective rate
3.26%
On assessed value
Assessed land
$438,900
Assessed improvement
$5,720,990
Applied tax rate
307.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
120
Total area
40,908 SF
Lot
4.67 ac (203,425 SF)
Zoning code
R20
APN
NRHV M:011 L:036
UPID
US15-0331160
Jurisdiction
NORTH HAVEN
Zoning & alternative use
R20 · North Haven, CT
Zoning R20 · permitted uses
R20 · North Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.0M
RESTAURANT
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
1990
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
120
Lot
4.67 ac
Current owner
From public records · entity-resolved
Ct Quinnipiac Ave Re LLC
Entity
Mailing address
121 BROADWAY, HEWLETT, NY 11557
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2024
—
Ct Quinnipiac Ave Re LLC
—
Deed
related
$10,000,000 · Vnb New York LLC
Jan 28, 2022
—
Ct Quinnipiac Ave Re LLC
Montowese Landlord LLC
Quit Claim Deed
related
$54,500,000 · X Caliber Funding LLC
Jan 25, 2018
$9,220,872
Montowese Landlord LLC
Faleena Realty LLC
Warranty Deed
—
Dec 31, 1998
—
Faleena Rlty LLC
—
Deed Of Trust
related
$7,900,000 · Citizens Savings Bank Ct
Feb 13, 1996
—
Montowese Assoc
—
Deed Of Trust
related
$750,000 · Bankboston Development Co LLC
Aug 1, 1995
—
Montowese Assoc
—
Deed Of Trust
related
$50,000 · Bankboston Development Co LLC
Dec 23, 1988
—
Montowese Assoc
—
Deed Of Trust
related
$5,800,000 · Bank Of Boston Ct
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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