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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Warehouses
31 Leonardo Dr North Haven, CT 06473-2528
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0457113
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1995
Construction
STEEL FRAME
Total area
12,000 SF
Lot
2.06 ac (89,734 SF)
Zoning code
IL80
APN
NRHV M:059 L:019
UPID
US15-0457113
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
-
Allegiance Trucks Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$885k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$627k
Blend (final)
Blend
$865k
Owner & transaction history
Atrh N Haven LLC · 6 yrs held
Atrh N Haven LLC
since 2020
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
IL80 · North Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ADOPTED REGS 2-5-07.doc
Top alternative use upside
Office building
$1.4M
+102.0%
Commercial (general)
$1.4M
+91.5%
Retail stores
$1.3M
+84.4%
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 North Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$885,000
ML approach
$885,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$705,000
Current use
OFFICE BUILDING
$1,425,000
Change: +102% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,350,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$1,300,000
Change: +84% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,255,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,090,000
Change: +54% · Conversion: Easy
INDUSTRIAL (GENERAL)
$850,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $850k (Apr 20 2020)
Last sale anchor
$850k
Apr 20 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
$72 / 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
$11,648
Tax year 2023
Assessed value
$356,750
Assessed 2023
Previous assessed
$356,750
+0.0% YoY
Effective rate
3.27%
On assessed value
Assessed land
$140,840
Assessed improvement
$215,910
Applied tax rate
307.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
12,000 SF
Lot
2.06 ac (89,734 SF)
Zoning code
IL80
APN
NRHV M:059 L:019
UPID
US15-0457113
Jurisdiction
NORTH HAVEN
Zoning & alternative use
IL80 · North Haven, CTZoning IL80 · permitted uses
IL80 · North Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ADOPTED REGS 2-5-07.doc
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$705,000
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$850,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1995
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
2.06 ac
Current owner
From public records · entity-resolved
Atrh N Haven LLC
Entity
Mailing address
11 PARK PL, NEW YORK, NY 10007-2801
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2020
—
Atrh North Haven LLC
—
Deed
related
$3,750,000 · Bay State Savings Bank
Apr 20, 2020
$850,000
Atrh N Haven LLC
Tallwood Realty LLC
Warranty Deed
—
Oct 27, 2010
—
Tallwind Realty
—
Deed Of Trust
related
$293,030 · Newalliance Bank
Mar 28, 2003
—
Leonardo Industrial Prope
—
Deed Of Trust
related
$1,500,000 · Peoples Bank
Nov 14, 2001
$675,000
Tallwood Realty LLC
Leonardo,william E
Warranty Deed
$540,000 · Savings Bank Of Manchester
Jan 12, 1995
—
William E Leonardo
—
Deed Of Trust
related
$390,000 · Peoples Bank
Sep 19, 1994
$75,000
William E Leonardo
Leonardo,mary
Warranty Deed
related
—
Nov 19, 1992
—
Ernest C Leonardo SR.
—
Deed Of Trust
related
$1,800,000 · Peoples 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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