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Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Day care centers
2389 Dixwell Ave Hamden, CT 06514-1808
Entity Owned
1-yr Hold
Free & Clear
Property ID
US15-0379037
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1819
Construction
FRAME
Total area
7,902 SF
Lot
1.11 ac (48,352 SF)
Zoning code
T5
APN
HAMD M:2628 B:097 L:00-0000
UPID
US15-0379037
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
-
Alphabet Academy, North Campus High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.88M
Owner & transaction history
Lcp Dixwell Owner LLC · 1 yrs held
Lcp Dixwell Owner LLC
since 2025
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
T5 · Hamden, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ARTICLE III TRANSECT ZONES T1 - T5 AND SPECIAL DISTRICTS Section 300 PURPOSE The purpose of this section is to enable and encourage the implementation of the following poli- cies with the use of Transect Zones throughout the Town: a. Future development in neighborhoods and regional centers shall be compact, pedestrian- oriented and mixed-use; b. Ordinary act…
Zone name
Urban Center Transect Zone
General category
CIVIC_INSTITUTIONAL
Zone area
359.52 ac
Source
MergedFile
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 Hamden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hamden 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
$2,780,000
ML approach
$2,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±10% · vs last sale $3.00M (Jan 31 2025)
Last sale anchor
$3.00M
Jan 31 2025
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
$364 / 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
$71,307
Tax year 2023
Assessed value
$1,264,760
Assessed 2023
Previous assessed
$1,264,760
+0.0% YoY
Effective rate
5.64%
On assessed value
Assessed land
$281,750
Assessed improvement
$983,010
Applied tax rate
327.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1819
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
7,902 SF
Lot
1.11 ac (48,352 SF)
Zoning code
T5
APN
HAMD M:2628 B:097 L:00-0000
UPID
US15-0379037
Jurisdiction
HAMDEN
Zoning & alternative use
T5 · Hamden, CTZoning T5 · permitted uses
T5 · Hamden, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ARTICLE III TRANSECT ZONES T1 - T5 AND SPECIAL DISTRICTS Section 300 PURPOSE The purpose of this section is to enable and encourage the implementation of the following poli- cies with the use of Transect Zones throughout the Town: a. Future development in neighborhoods and regional centers shall be compact, pedestrian- oriented and mixed-use; b. Ordinary activities of daily living should occur within walking distance of most dwellings, allowing independence to those who do not drive; c. Interconnected networks of streets should be designed to disperse traffic and reduce the length of automobile trips; d. Within neighborhoods, a range of housing types and price levels should be provided to ac- commodate diverse ages and incomes; e. Civic, institutional and commercial activity should be embedded in downtowns, not isolated in remote single-use complexes; f. Schools should be sized and located to enable children to walk or bicycle to them; g. A range of open space including parks, squares and playgrounds should be distributed be- tween neighborhoods. T1 natURal zOnE T2 RURal zOnE T3 SUB-URBan zOnE T4 GEnERal URBan zOnE T5 URBan CEntER zOnET3.5 9 10 T1 t -1 natURal
Zone name
Urban Center Transect Zone
General category
CIVIC_INSTITUTIONAL
Zone area
359.52 ac
Source
MergedFile
Building & site characteristics
From public records
Year built
1819
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
1.11 ac
Current owner
From public records · entity-resolved
Lcp Dixwell Owner LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2389 DIXWELL AVE, HAMDEN, CT 06514-1808
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2025
$3,000,000
Lcp Dixwell Owner LLC
2389 Dixwell Prop Mgmt Ll
Warranty Deed
—
Oct 4, 2023
$140,000
2369 Dixwell Ave Assoc Ll
2389 Dixwell Prop Mgmt Ll
Warranty Deed
—
Jun 8, 2022
—
2389 Dixwell Prop Mgmt
—
Deed
related
$1,300,000 · Bay Financial LLC
Sep 9, 2021
—
2389 Dixwell Prop Mgmt
2100 Whitney Avenue LLC
Warranty Deed
—
Oct 20, 2011
$1
Whitney Ave 2100
Fpj Inverstments
Grant Deed
related
—
Sep 12, 2011
$1
Whitney Ave 2100
Perrotti,frank JR
Grant Deed
related
—
Dec 8, 1998
—
Frank Perrotti JR.
—
Deed Of Trust
related
$675,000 · United Airlines FCU
Mar 9, 1993
$500,000
Frank Perrotti JR.
Prifitera,joseph
Warranty Deed
$500,000 · Prime Bank
Jun 2, 1992
—
Joseph Prifitera
—
Deed Of Trust
related
$125,000 · Zwi Kohorn
Dec 16, 1991
$100,000
Joseph Prifitera
Affinito,dominick
Grant Deed
—
Aug 3, 1987
—
Dominic R Perry
—
Deed Of Trust
related
$150,000 · Zwi Kohorn
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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