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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Turn key restaurants
44 Boston Post Rd Madison, CT 06443-2137
Entity Owned
20-yr Hold
Free & Clear
Property ID
US15-0173743
Property summary
AI-generated overview
This 3,900-square-foot restaurant space, located on Route 1 in New Haven County, presents a unique opportunity for a new or expanding business. Situated on a 3.76-acre lot, the property boasts a prominent location with high visibility. Built in 1962, the building has recently undergone significant improvements, including a new roof and HVAC systems. The interior features a spacious dining area with seating for 70 patrons and a large, well-equipped Chinese-style kitchen, perfect for a variety of culinary concepts. A full liquor license is already in place, simplifying the permitting process for prospective tenants. The property is zoned C, allowing for a range of commercial uses. The entire 3,900 square feet is currently vacant, offering a blank canvas for customization. The property also includes a basement, adding extra storage or potential expansion space. The asking rent is $4,500 per month net. The APN is 1156446. This is a single-tenant property ideal for a restaurant or retail business seeking a high-traffic location with significant operational advantages.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1962
Construction
FRAME
Total area
7,219 SF
Lot
3.76 ac (163,786 SF)
Zoning code
C
APN
MADI M:44 B:54
UPID
US15-0173743
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
-
Franco's Discount Wine-Liquor Specialty Food Shop Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$660k
Blend (final)
Blend
$605k
Owner & transaction history
44 Shore Line Realty LLC · 20 yrs held
44 Shore Line Realty LLC
since 2006
5 recorded transactions
Zoning & alternative use
C · Madison, 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 Madison submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Madison 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
$890,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$84 / 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
$15,770
Tax year 2023
Assessed value
$526,200
Assessed 2023
Previous assessed
$526,200
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$217,700
Assessed improvement
$308,500
Applied tax rate
328.0000
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
1962
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
7,219 SF
Lot
3.76 ac (163,786 SF)
Zoning code
C
APN
MADI M:44 B:54
UPID
US15-0173743
Jurisdiction
MADISON
Zoning & alternative use
C · Madison, CT
Zoning C · permitted uses
C · Madison, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Madison. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$890,000
OFFICE BUILDING
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
1962
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
3.76 ac
Current owner
From public records · entity-resolved
44 Shore Line Realty LLC
Entity
Free & Clear · 20 yrs held
Mailing address
24 CHANNELSIDE DR, OLD SAYBROOK, CT 06475-1430
Ownership since
2006
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
Jun 14, 2006
$400,000
44 Shore Line Realty LLC
E&m Realty Corp
Warranty Deed
—
Feb 19, 2004
$400,000
44 Shore Line Rlty LLC
E&m Realty Corp
Warranty Deed
$250,000 · New Haven Savings Bank
Mar 24, 1995
—
E&m Rlty Corp
—
Deed Of Trust
related
$28,500 · Us Small Business Admn
Feb 7, 1995
$408,000
E&m Rlty Corp
Shoreline Assoc Retard
Warranty Deed
$300,000 · Guilford Savings Bank
Feb 7, 1995
—
E&m Rlty Corp
—
Deed Of Trust
related
$20,000 · Guilford Savings 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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