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Property profile & analytics
OFF-MARKET
Estimated value
$4,485,000
Assisted living facilities
50 Ledge Rd, Darien, CT 06820-4439
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US15-0556781
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
STEEL FRAME
Total area
84,520 SF
Lot
6.33 ac (275,735 SF)
Zoning code
SB
APN
DARI M:40 B:43
UPID
US15-0556781
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
-
Atria Darien Nursing Home Retirement Community
-
Coughlin Francis MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
Fc Darien LLC · 24 yrs held
Fc Darien LLC
since 2001
1 recorded transaction
Zoning & alternative use
SB · Darien, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.9M
+50.4%
Medical building
$6.5M
+43.2%
Retail stores
$6.3M
+38.8%
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 Darien submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Darien 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$4,565,000
Current use
COMMERCIAL (GENERAL)
$6,870,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$6,540,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$6,340,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$4.49M
Range $4.04M – $4.93M · ±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
$53 / 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
$235,295
Tax year 2023
Assessed value
$13,361,460
Assessed 2023
Previous assessed
$13,361,460
+0.0% YoY
Effective rate
1.76%
On assessed value
Assessed land
$2,952,950
Assessed improvement
$10,408,510
Applied tax rate
120.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
79
Total area
84,520 SF
Lot
6.33 ac (275,735 SF)
Zoning code
SB
APN
DARI M:40 B:43
UPID
US15-0556781
Jurisdiction
DARIEN
Zoning & alternative use
SB · Darien, CT
Zoning SB · permitted uses
SB · Darien, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Darien. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.5M
RETAIL STORES
Est. value
$6.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1998
Construction
STEEL FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
79
Lot
6.33 ac
Current owner
From public records · entity-resolved
Fc Darien LLC
Entity
Mailing address
PO BOX 71970, PHOENIX, AZ 85050-1017
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2001
—
Fc Darien LLC
—
Deed Of Trust
related
$11,000,000 · M&t Real Estate INC
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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