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Property profile & analytics
OFF-MARKET
Estimated value
$4,570,000
Manufacturing properties
31 Commerce St East Haven, CT 06512-4113
Individually Owned
Free & Clear
Property ID
US15-0577395
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
68,949 SF
Lot
5.75 ac (250,470 SF)
Zoning code
LI-2
APN
EHAV M:060 B:0509 L:002
UPID
US15-0577395
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
-
Savage Saws Industrial Manufacturer Production Facility
-
Corotec Corporation Industrial Manufacturer Production Facility
-
Thermatool Corp. Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.15M
Blend (final)
Blend
$4.57M
Owner & transaction history
WOODWARD S FACILITATOR
WOODWARD S FACILITATOR
Zoning & alternative use
LI-2 · East Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Light Industrial District 2 LI-2 Light Industrial District 3 LI-3 Planned Elderly Facilities District PEFD Planned Elderly Assisted Living Facility PEALF Shoreline Development District #1 S-1 Shoreline Development Area SDA Planned Development District PD # Design Resident District DRA-1 Tech Park/Economic Development District TP/ED
Zone name
Light Industrial District 2
General category
INDUSTRIAL
Zone area
401.40 ac
Top alternative use upside
Office building
$7.4M
+57.8%
Apartment house (5+ units)
$7.4M
+57.5%
Retail stores
$7.3M
+55.3%
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 East Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Haven 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
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,715,000
Current use
OFFICE BUILDING
$7,445,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,430,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$7,325,000
Change: +55% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,255,000
Change: +33% · Conversion: Easy
WAREHOUSE, STORAGE
$4,060,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$4.57M
Range $4.11M – $5.03M · ±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
$66 / 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
$93,370
Tax year 2023
Assessed value
$2,992,640
Assessed 2023
Previous assessed
$2,992,640
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$452,760
Assessed improvement
$2,539,880
Applied tax rate
326.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
2
Total area
68,949 SF
Lot
5.75 ac (250,470 SF)
Zoning code
LI-2
APN
EHAV M:060 B:0509 L:002
UPID
US15-0577395
Jurisdiction
EAST HAVEN
Zoning & alternative use
LI-2 · East Haven, CTZoning LI-2 · permitted uses
LI-2 · East Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Light Industrial District 2 LI-2 Light Industrial District 3 LI-3 Planned Elderly Facilities District PEFD Planned Elderly Assisted Living Facility PEALF Shoreline Development District #1 S-1 Shoreline Development Area SDA Planned Development District PD # Design Resident District DRA-1 Tech Park/Economic Development District TP/ED
Zone name
Light Industrial District 2
General category
INDUSTRIAL
Zone area
401.40 ac
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.7M
OFFICE BUILDING
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.4M
RETAIL STORES
Est. value
$7.3M
AUTO REPAIR, GARAGE
Est. value
$6.3M
WAREHOUSE, STORAGE
Est. value
$4.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Lot
5.75 ac
Current owner
From public records · entity-resolved
WOODWARD S FACILITATOR
Individual
Free & Clear · 0 yrs held
Mailing address
31 COMMERCE ST, EAST HAVEN, CT 06512-4113
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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