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Property profile & analytics
OFF-MARKET
Assisted living facilities
189 Bruce Ave Stratford, CT 06615-6171
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US15-1259958
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1908
Construction
FRAME
Total area
2,280 SF
Lot
0.06 ac (2,614 SF)
Zoning code
CA
APN
STRA M:20-8 B:4 L:1
UPID
US15-1259958
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
-
Los Primos Grocery #4 Grocery & Convenience Store Food Market
-
El Sabor Latino Restaurant LLC. Restaurant
-
Coinsource Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Melvin L Hernandez · 24 yrs held
Melvin L Hernandez
since 2002
6 recorded transactions
Zoning & alternative use
CA · Stratford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
HOZ Housing Opportunity Development HOD Surf Avenue Housing Zone SAHZ Lordship Boulevard Housing Zone LBHZ Commercial Limited Business (Civic Center) LB Limited Business B LBB Office Park District OP Retail Commercial A CA Retail Commercial F CF Retail Commercial Neighborhood CNC Waterfront Business District WF Industrial Coastal Industrial MC Light Industri…
Zone name
Retail Commercial
General category
COMMERCIAL
Zone area
410.29 ac
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 Stratford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stratford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,496
Tax year 2023
Assessed value
$186,480
Assessed 2023
Previous assessed
$186,480
+0.0% YoY
Effective rate
4.02%
On assessed value
Assessed land
$81,690
Assessed improvement
$104,790
Applied tax rate
114.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1908
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
5
Total area
2,280 SF
Lot
0.06 ac (2,614 SF)
Zoning code
CA
APN
STRA M:20-8 B:4 L:1
UPID
US15-1259958
Jurisdiction
STRATFORD
Zoning & alternative use
CA · Stratford, CTZoning CA · permitted uses
CA · Stratford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
HOZ Housing Opportunity Development HOD Surf Avenue Housing Zone SAHZ Lordship Boulevard Housing Zone LBHZ Commercial Limited Business (Civic Center) LB Limited Business B LBB Office Park District OP Retail Commercial A CA Retail Commercial F CF Retail Commercial Neighborhood CNC Waterfront Business District WF Industrial Coastal Industrial MC Light Industrial MA General Industrial MB Other Airport Zoning RZ; ADD Resource Conservation Dis
Zone name
Retail Commercial
General category
COMMERCIAL
Zone area
410.29 ac
Building & site characteristics
From public records
Year built
1908
Construction
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Units
5
Lot
0.06 ac
Current owner
From public records · entity-resolved
Melvin L Hernandez
Individual
Mailing address
189 BRUCE AVE, STRATFORD, CT 06615-6171
Ownership since
2002
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
May 30, 2006
—
Melvin Hernandez
—
Deed Of Trust
related
$157,000 · Delta Funding
Apr 1, 2002
$85,000
Melvin L Hernandez
Champion Mtg
Grant Deed
$60,690 · Equity One INC
Jul 7, 1999
—
Alexa Deeb
—
Deed Of Trust
related
$126,000 · Champion Mortgage Co INC
Jun 17, 1994
—
Alexa Deeb
—
Deed Of Trust
related
$128,949 · Fairfield First Bank & Trust
Sep 25, 1989
—
Alexa Deeb
—
Deed Of Trust
related
$145,000 · Fairfield First Bank & Trust
Aug 18, 1988
$156,000
Alexa Deeb
Schech,keith
Grant Deed
$145,000 · Fairfield First Bank & Trust
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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