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Property profile & analytics
OFF-MARKET
Office buildings
42 Vitti St New Canaan, CT 06840-4823
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US15-0655354
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,000 SF
Lot
0.35 ac (15,246 SF)
Zoning code
BUSB
APN
NCAN M:000T B:072 L:00743
UPID
US15-0655354
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
-
Philip Physical Therapy Medical Clinic
-
Peter A. Philip, PT Physician
-
Nicholas Vernola, DPT Physician
-
New Canaan Advertiser Publishing House Newspaper & Magazine
-
Hersam Acorn Newspapers Publishing House Newspaper & Magazine
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
587 Ct Ave LLC · 8 yrs held
587 Ct Ave LLC
since 2018
5 recorded transactions
Zoning & alternative use
BUSB · New Canaan, 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 New Canaan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Canaan 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
$19,732
Tax year 2023
Assessed value
$1,041,810
Assessed 2023
Previous assessed
$1,041,810
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$721,280
Assessed improvement
$320,530
Applied tax rate
127.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
4
Total area
6,000 SF
Lot
0.35 ac (15,246 SF)
Zoning code
BUSB
APN
NCAN M:000T B:072 L:00743
UPID
US15-0655354
Jurisdiction
NEW CANAAN
Zoning & alternative use
BUSB · New Canaan, CT
Zoning BUSB · permitted uses
BUSB · New Canaan, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Canaan. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
4
Lot
0.35 ac
Current owner
From public records · entity-resolved
587 Ct Ave LLC
Entity
Mailing address
11 BELDEN AVE STE, NORWALK, CT 06850-3355
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2018
$1,150,000
587 Ct Ave LLC
Hersam Acorn Realty LLC
Warranty Deed
—
Sep 23, 2011
—
Hersam Acorn Realty LLC
—
Deed Of Trust
related
$350,000 · Ffld County Bank Corp
Mar 29, 2010
—
Hersam Acorn Realty LLC
—
Deed Of Trust
related
$3,000,000 · Ffld County Bank Corp
Jul 24, 2003
$1,645,000
Hersam Acorn Realty LLC
Hobbs,edward P
Warranty Deed
$1,000,000 · Ridgefield Bank
Jul 24, 2003
—
Hersam Acorn Realty LLC
—
Deed Of Trust
related
$315,000 · Ridgefield 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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