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Property profile & analytics
OFF-MARKET
Turn key restaurants
4 Riverside Rd Sandy Hook, CT 06482-1288
Individually Owned
28-yr Hold
Free & Clear
Property ID
US15-0730270
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1998
Construction
FRAME
Total area
3,452 SF
Lot
1 ac (43,560 SF)
Zoning code
SHDD
APN
NEWT M:39 B:4 L:14
UPID
US15-0730270
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
-
Telesha Chiropractic Office Alternative Medicine Practice
-
Anthony J. Telesha, DC Alternative Medicine Practice
-
HillTop Kitchen Restaurant
-
Graceful Planet Studio of Dance / GPS Dance Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vasam Assoc · 28 yrs held
Vasam Assoc
since 1997
Last sale
$2.4M
6 recorded transactions
Zoning & alternative use
SHDD · Sandy Hook, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$16,895
Tax year 2023
Assessed value
$643,880
Assessed 2023
Previous assessed
$643,880
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$160,650
Assessed improvement
$483,230
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
6
Bathrooms
3
Total area
3,452 SF
Lot
1 ac (43,560 SF)
Zoning code
SHDD
APN
NEWT M:39 B:4 L:14
UPID
US15-0730270
Jurisdiction
NEWTOWN
Zoning & alternative use
SHDD · Sandy Hook, CT
Zoning SHDD · permitted uses
SHDD · 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.
Building & site characteristics
From public records
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
6
Bathrooms
3
Lot
1 ac
Current owner
From public records · entity-resolved
Vasam Assoc
Individual
Free & Clear · 28 yrs held
Mailing address
4 RIVERSIDE RD, SANDY HOOK, CT 06482-1288
Ownership since
1997
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
Feb 16, 2012
—
Vasam Assoc LLC
—
Deed Of Trust
related
$725,000 · Newtown Savings Bank
Apr 22, 2008
—
2 Riverside LLC
—
Deed Of Trust
related
$500,000 · Newtown Savings Bank
Aug 24, 2001
—
Vasan Assoc LLC
—
Deed Of Trust
related
$400,000 · Naugatuck Valley Sla
Nov 17, 1997
—
Vasan Assoc LLC
—
Deed Of Trust
related
$200,000 · First Union National Bank
Sep 30, 1997
$93,000
Vasam Assoc
Delregno,salvatore C
Warranty Deed
—
Nov 24, 1987
$335,000
Salvatore Delregno
Wellner JR,john
Grant Deed
$250,000 · Great Country Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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