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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Office buildings
42 State St North Haven, CT 06473-2245
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US15-0358574
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
FRAME
Total area
7,920 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CB40
APN
NRHV M:066 L:037
UPID
US15-0358574
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
-
DonMar Development Corporation Construction Company
-
Corey C. LMT Alternative Medicine Practice Spa & Massage Center
-
Mascara & Mane Hair Salon Nail Salon
-
Jeff Purtell LMT Alternative Medicine Practice Spa & Massage Center
-
Core Fitness LLC Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$685k
Blend (final)
Blend
$735k
Owner & transaction history
Goodsell Ridge LLC · 13 yrs held
Goodsell Ridge LLC
since 2013
3 recorded transactions
Zoning & alternative use
CB40 · North Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ADOPTED REGS 2-5-07.doc
Top alternative use upside
Restaurant
$1.2M
+23.0%
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
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
OFFICE BUILDING
$940,000
Current use
RESTAURANT
$1,160,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$890,000
Change: -5% · Conversion: Easy
RETAIL STORES
$860,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$830,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$93 / 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
$14,399
Tax year 2023
Assessed value
$441,000
Assessed 2023
Previous assessed
$441,000
+0.0% YoY
Effective rate
3.27%
On assessed value
Assessed land
$140,000
Assessed improvement
$301,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Total area
7,920 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CB40
APN
NRHV M:066 L:037
UPID
US15-0358574
Jurisdiction
NORTH HAVEN
Zoning & alternative use
CB40 · North Haven, CTZoning CB40 · permitted uses
CB40 · 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
OFFICE BUILDING Current
Est. value
$940,000
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$890,000
RETAIL STORES
Est. value
$860,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$830,000
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Lot
0.9 ac
Current owner
From public records · entity-resolved
Goodsell Ridge LLC
Entity
Mailing address
42 STATE ST, NORTH HAVEN, CT 06473-2245
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2013
—
Goodsell Ridge LLC
—
Deed Of Trust
related
$250,000 · Wells Fargo Mortgage
Mar 26, 2004
—
Goodsell Ridge LLC
—
Deed Of Trust
related
$300,000 · Paul R Goldberg JR
May 13, 1991
—
John J Hoffman
—
Deed Of Trust
related
$450,000 · Union Trust Co
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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