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    Property profile & analytics

    197 Indian Riv Rd Orange, CT 06477-2044

    • Showrooms
    • 162,464 SF
    • 7.51 lot acres
    OFF-MARKET
    Value Estimations
    $15,355,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US15-0924798
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Charter Senior Living of Orange / Nursing Home / Retirement Community

    Property Details for 197 Indian Riv Rd

    Year built
    2021
    Lot size
    7.51 lot acres
    Property size
    162,464 SF
    Zone code
    SLD
    Property type
    Showrooms
    APN
    ORAN M:14 B:4 L:1
    APU
    ORANM14B4L1

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $17,903,000
      Market price range: $9.68M - $28.9M
      AI Estimate
      $12,806,000
      Market price range: $4.67M - $21.1M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $18,305,000
      Current use
      RESTAURANT
      $23,755,000
      Change: +30% Conversion: Difficult
      OFFICE BUILDING
      $18,175,000
      Change: -1% Conversion: Easy
      RETAIL STORES
      $17,625,000
      Change: -4% Conversion: Easy
      APARTMENT HOUSE (5+ UNITS)
      $17,010,000
      Change: -7% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $14,735,000
      Change: -20% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orange
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.9992
    Latitude
    41.2611
    CBSA code
    35300
    CBSA name
    NEW HAVEN-MILFORD, CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $583,718
    $2,108,100
    $16,721,500
    $18,829,600
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,675,000
      14,476 SF

      54 Boston Post Rd

      SHOW ROOM, WAREHOUSE • 14,476 SF
      54 Boston Post Rd, Orange, CT 06477-3201
      View Details
    • Value Estimation
      $9,060,000
      97,527 SF

      99 Marsh Hl Rd

      SHOW ROOM, WAREHOUSE • 97,527 SF
      99 Marsh Hl Rd, Orange, CT 06477-3613
      View Details
    • Value Estimation
      $4,135,000
      30,360 SF

      325 Boston Post Rd

      SHOW ROOM, WAREHOUSE • 30,360 SF
      325 Boston Post Rd, Orange, CT 06477-3504
      View Details
    • Value Estimation
      $1,550,000
      7,200 SF

      330 Boston Post Rd

      SHOW ROOM, WAREHOUSE • 7,200 SF
      330 Boston Post Rd, Orange, CT 06477-3505
      View Details
    • Value Estimation
      $1,100,000
      10,856 SF

      279 Boston Post Rd

      SHOW ROOM, WAREHOUSE • 10,856 SF
      279 Boston Post Rd, Orange, CT 06477-3558
      View Details
    • Value Estimation
      $3,160,000
      26,285 SF

      515 Boston Post Rd

      SHOW ROOM, WAREHOUSE • 26,285 SF
      515 Boston Post Rd, Orange, CT 06477-3509
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Freestanding Retail Building For Sale

      Retail building in high-traffic area near major retailers.
      48 Boston Post Rd, Orange, CT 06477
      View Details
    • Contact for pricing
      2,521 SF

      KFC Drive-Thru on Boston Post

      2,521 SF KFC with drive-thru and strong operator.
      480 Boston Post Rd, Orange, CT 06477
      View Details
    • $2,100,000
      13,000 SF

      Commercially Zoned Building For Sale

      Meticulously managed commercial building with long-term tenants near Boston Post.
      477 Boston Post Rd, Orange, CT 06477
      View Details
    • $395,000

      Prime Orange, CT Pizza Restaurant

      Established Pizzeria, High Traffic Location
      106 Boston Post Rd, Orange, CT 06477
      View Details
    • $750,000
      3,860 SF

      Woodworking and Cabinet Facility

      Well-established woodworking business and real estate for sale.
      80 5, Orange, CT 06477
      View Details
    • Contact for pricing
      3,860 SF

      Woodworking and Cabinet Facility For Sale

      3,860 SF woodworking and cabinet facility with equipment included.
      80 3, Orange, CT 06477
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,224 SF

      Retail Space in Orange, CT

      Retail space available, anchored by a top-performing Burlington.
      80-108 Boston Post Rd, Orange, CT 06477
      View Details
    • Contact for pricing
      12,927 SF

      Retail Space on Boston Post

      High visibility retail space with frontage on a retail corridor.
      292 Boston Post Rd, Orange, CT 06477
      View Details
    • $25 SF/Yr
      3,300 SF

      New Construction Commercial Space

      3300 SF commercial space suitable for various businesses.
      33 Old Tavern Rd, Orange, CT 06477
      View Details
    • Contact for pricing
      3,000 SF

      Retail Space on Active Road

      3000 SF retail space with high ceilings and parking.
      367 Boston Post Rd, Orange, CT 06477
      View Details
    • $30 SF/Yr
      3,000 SF

      Retail Space with Drive-Thru

      Prime corner retail space with drive-thru in Orange, CT.
      33 Old Tavern Rd, Orange, CT 06477
      View Details
    • $3,000 /Mo
      2,000 SF

      Prime Retail/Office Space Available

      2,000 SF available on busy Route 1 in Orange, CT.
      501 15, Orange, CT 06477
      View Details
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    197 Indian Riv Rd
    Orange, CT 06477-2044
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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