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Property profile & analytics
OFF-MARKET
Estimated value
$2,195,000
Office buildings
305 Boston Ave Stratford, CT 06614-5256
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US15-0488045
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
36,374 SF
Lot
0.25 ac (10,890 SF)
Zoning code
D-13
APN
STRA M:20-9 B:3 L:32
UPID
US15-0488045
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
-
Patricia D. Rizzi, PsyD Physician Medical Clinic
-
Carl Baker - State Farm Insurance Agent Insurance Agency
-
Dr. Kenneth A. Thomas, MD Physician
-
Christine Muniz Physician
-
Yale Surgical Orthotics and Prosthetics Orthotics & Prosthetics Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.32M
Blend (final)
Blend
$2.20M
Owner & transaction history
Optimus Health Care INC · 7 yrs held
Optimus Health Care INC
since 2019
6 recorded transactions
Zoning & alternative use
D-13 · Stratford, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.20M
Range $1.98M – $2.41M · ±10%
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
$60 / 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
$20,311
Tax year 2023
Assessed value
$505,260
Assessed 2023
Previous assessed
$505,260
+0.0% YoY
Effective rate
4.02%
On assessed value
Assessed land
$53,970
Assessed improvement
$451,290
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
9
Total area
36,374 SF
Lot
0.25 ac (10,890 SF)
Zoning code
D-13
APN
STRA M:20-9 B:3 L:32
UPID
US15-0488045
Jurisdiction
STRATFORD
Zoning & alternative use
D-13 · Stratford, CTZoning D-13 · permitted uses
D-13 · Stratford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
9
Lot
0.25 ac
Current owner
From public records · entity-resolved
Optimus Health Care INC
Entity
Mailing address
305 BOSTON AVE, STRATFORD, CT 06614-5256
Ownership since
2019
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
Sep 22, 2021
—
Optimus Health Care INC
—
Deed
related
$2,200,000 · Peoples United Bank
Feb 28, 2019
$950,000
Optimus Health Care INC
305 Boston Ave LLC
Warranty Deed
$725,000 · Peoples United Bank
Feb 7, 1997
—
Paul G Carpenter
—
Deed Of Trust
related
$325,000 · Lafayette Bank & Trust
Dec 29, 1995
—
Paul Carpenter
—
Deed Of Trust
related
$600,000 · Lafayette Bank & Trust
Mar 11, 1988
—
Paul Carpenter
—
Deed Of Trust
related
$2,750,000 · Webster Bank
Jun 11, 1987
$980,000
Paul Carpenter
Perakos,urania
Grant Deed
$800,000 · First Federal Bank Of 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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