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Property profile & analytics
OFF-MARKET
Estimated value
$3,120,000
Office buildings
27 Gln Rd Sandy Hook, CT 06482-1193
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0496917
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
19,446 SF
Lot
3.53 ac (153,767 SF)
Zoning code
M-4
APN
NEWT M:38 B:6 L:30
UPID
US15-0496917
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
-
Seventy Acres Landscape Architecture and Design Landscaping (Bike/Boat/Book/etc) Store
-
Stephanie E. Schiff, DC Alternative Medicine Practice
-
Rocky Glen State Park Scenic Reserve Tourist Attraction State Park
-
Dr. Kara Fitzgerald Medical Clinic
-
Johnson Brunetti Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$3.12M
Owner & transaction history
Rocky Glen LLC · 6 yrs held
Rocky Glen LLC
since 2020
Last sale
$2.9M
2 recorded transactions
Zoning & alternative use
M-4 · Sandy Hook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.0M
+47.2%
Auto repair, garage
$4.5M
+33.9%
Commercial (general)
$4.5M
+33.5%
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 Sandy Hook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Hook 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
$3,345,000
ML approach
$3,330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,395,000
Current use
RESTAURANT
$4,995,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,545,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,530,000
Change: +34% · Conversion: Easy
RETAIL STORES
$3,615,000
Change: +7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,080,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.12M
Range $2.81M – $3.43M · ±10% · vs last sale $2.90M (Jan 29 2020)
Last sale anchor
$2.90M
Jan 29 2020
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
$160 / 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
$22,724
Tax year 2023
Assessed value
$865,990
Assessed 2023
Previous assessed
$865,990
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$247,120
Assessed improvement
$618,870
Applied tax rate
106.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1850
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
21
Rooms
8
Bathrooms
2
Total area
19,446 SF
Lot
3.53 ac (153,767 SF)
Zoning code
M-4
APN
NEWT M:38 B:6 L:30
UPID
US15-0496917
Jurisdiction
NEWTOWN
Zoning & alternative use
M-4 · Sandy Hook, CT
Zoning M-4 · permitted uses
M-4 · Sandy Hook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Hook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
RESTAURANT
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$4.5M
RETAIL STORES
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1850
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
21
Rooms
8
Bathrooms
2
Lot
3.53 ac
Current owner
From public records · entity-resolved
Rocky Glen LLC
Entity
Mailing address
3611 14TH AVE STE #420, BROOKLYN, NY 11218-3750
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
$2,900,000
Rocky Glen LLC
Falling Water LLC
Warranty Deed
$6,825,000 · Td Bank NA
Nov 14, 2000
$1,150,000
Falling Water LLC
Shorewood Realty LP
Warranty Deed
$862,000 · New Haven Savings Bank
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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