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Property profile & analytics
OFF-MARKET
Estimated value
$9,755,000
Commercial real estate
470 James St, New Haven, CT 06513-3098
Entity Owned
Free & Clear
Property ID
US15-1073687
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
99,932 SF
Lot
9.19 ac (400,316 SF)
Zoning code
IL
APN
NHVN M:181 B:0603 L:01100
UPID
US15-1073687
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
-
Simon I. Allentuch Law Firm
-
Digital Surgeons (DS) Advertising Agency Marketing & Advertising
-
iMission Institute Inc Advertising Agency Marketing & Advertising
-
SphereGen (Bike/Boat/Book/etc) Store Corporate Office
-
Inbox Health (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.31M
Blend (final)
Blend
$9.76M
Owner & transaction history
DISTRICT NHV LLC
DISTRICT NHV LLC
Zoning & alternative use
IL · New Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.6M
+29.6%
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 Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New 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
COMMERCIAL (GENERAL)
$11,270,000
Current use
RESTAURANT
$14,615,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$10,790,000
Change: -4% · Conversion: Easy
RETAIL STORES
$10,620,000
Change: -6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$10,465,000
Change: -7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,065,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$9.76M
Range $8.78M – $10.73M · ±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
$98 / 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
$264,306
Tax year 2023
Assessed value
$7,105,000
Assessed 2023
Previous assessed
$7,105,000
+0.0% YoY
Effective rate
3.72%
On assessed value
Assessed land
$1,900,640
Assessed improvement
$5,204,360
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
1
Rooms
19
Total area
99,932 SF
Lot
9.19 ac (400,316 SF)
Zoning code
IL
APN
NHVN M:181 B:0603 L:01100
UPID
US15-1073687
Jurisdiction
NEW HAVEN
Zoning & alternative use
IL · New Haven, CT
Zoning IL · permitted uses
IL · New Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.3M
RESTAURANT
Est. value
$14.6M
OFFICE BUILDING
Est. value
$10.8M
RETAIL STORES
Est. value
$10.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$9.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
1
Rooms
19
Lot
9.19 ac
Current owner
From public records · entity-resolved
DISTRICT NHV LLC
Entity
Free & Clear · 0 yrs held
Mailing address
470 JAMES ST STE #9, NEW HAVEN, CT 06513-3175
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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