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Property profile & analytics
OFF-MARKET
Estimated value
$1,875,000
Showrooms
392 Boston Post Rd Orange, CT 06477
Entity Owned
21-yr Hold
Free & Clear
Property ID
US15-0321830
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1986
Construction
CONCRETE
Total area
23,913 SF
Lot
2.78 ac (121,097 SF)
Zoning code
C-2
APN
ORAN M:14 B:2 L:3
UPID
US15-0321830
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
-
Heroes in Action Department Store
-
EZ BOTTLE RETURN Recycling Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$1.88M
Owner & transaction history
Scarella Realty Corp · 21 yrs held
Scarella Realty Corp
since 2005
2 recorded transactions
Zoning & alternative use
C-2 · Orange, 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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
COMMERCIAL (GENERAL)
$2,695,000
Current use
OFFICE BUILDING
$2,675,000
Change: -1% · Conversion: Easy
RETAIL STORES
$2,595,000
Change: -4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,505,000
Change: -7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,170,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.88M
Range $1.69M – $2.06M · ±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
$78 / 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
$98,384
Tax year 2023
Assessed value
$3,045,000
Assessed 2023
Previous assessed
$3,045,000
+0.0% YoY
Effective rate
3.23%
On assessed value
Assessed land
$715,100
Assessed improvement
$2,329,900
Applied tax rate
336.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
FORCED AIR
Buildings
1
Stories
1
Units
4
Total area
23,913 SF
Lot
2.78 ac (121,097 SF)
Zoning code
C-2
APN
ORAN M:14 B:2 L:3
UPID
US15-0321830
Jurisdiction
ORANGE
Zoning & alternative use
C-2 · Orange, CT
Zoning C-2 · permitted uses
C-2 · Orange, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orange. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1986
Construction
CONCRETE
Heating
FORCED AIR
Stories
1
Buildings
1
Units
4
Lot
2.78 ac
Current owner
From public records · entity-resolved
Scarella Realty Corp
Entity
Free & Clear · 21 yrs held
Mailing address
47 MARBOURNE DR, MAMARONECK, NY 10543-1044
Ownership since
2005
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
Feb 2, 2005
$2,900,000
Scarella Realty Corp
Stanley Scholsohn Fam Prt
Warranty Deed
—
Jan 5, 1993
—
Almar Realty Co
—
Deed Of Trust
related
$700,000 · Stanley Scholsohn Fam
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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