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Property profile & analytics
OFF-MARKET
Estimated value
$6,265,000
Commercial real estate
540 Ella T Grasso Blvd New Haven, CT 06519-1830
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0592390
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1963
Total area
75,484 SF
Lot
10.1 ac (439,956 SF)
Zoning code
IL
APN
NHVN M:306 B:0068 L:01400
UPID
US15-0592390
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
-
Orchard Hill Clinic Medical Clinic
-
Flea Market Parking Lot & Garage
-
Flea Market Lot (Propark) Parking Lot & Garage
-
Helene Grant School High School Daycare Center
-
Zee Holdings Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.27M
Owner & transaction history
Sp Ella LLC · 5 yrs held
Sp Ella LLC
since 2020
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
IL · New Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.2M
+12.2%
Retail stores
$8.0M
+10.5%
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
$5,355,000
ML approach
$6,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,260,000
Current use
OFFICE BUILDING
$8,150,000
Change: +12% · Conversion: Easy
RETAIL STORES
$8,020,000
Change: +10% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,255,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,845,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$6.27M
Range $5.64M – $6.89M · ±10% · vs last sale $6.85M (Sep 30 2020)
Last sale anchor
$6.85M
Sep 30 2020
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
$83 / 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
$352,246
Tax year 2023
Assessed value
$9,468,970
Assessed 2023
Previous assessed
$9,468,970
+0.0% YoY
Effective rate
3.72%
On assessed value
Assessed land
$1,989,400
Assessed improvement
$7,479,570
Applied tax rate
306.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1963
Heating
GAS
Cooling
YES
Buildings
3
Stories
1
Units
4
Total area
75,484 SF
Lot
10.1 ac (439,956 SF)
Zoning code
IL
APN
NHVN M:306 B:0068 L:01400
UPID
US15-0592390
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
$7.3M
OFFICE BUILDING
Est. value
$8.2M
RETAIL STORES
Est. value
$8.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.3M
AUTO REPAIR, GARAGE
Est. value
$6.8M
COMMERCIAL (GENERAL) Current
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
1963
Heating
GAS
Cooling
Yes
Stories
1
Buildings
3
Units
4
Lot
10.1 ac
Current owner
From public records · entity-resolved
Sp Ella LLC
Entity
Mailing address
33 DIXWELL AVE #321, NEW HAVEN, CT 06511-3403
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2023
—
Sp Ella LLC
—
Deed
related
$4,000,000 · Webster Five Cents Savings Bank
Feb 10, 2022
—
Sp Ella LLC
—
Deed
related
$150,000 · Leading Edge Invst Gp
Sep 30, 2020
$6,850,000
Sp Ella LLC
New Haven Plaza LLC
Warranty Deed
$7,000,000 · Mortgage Sp Ella LLC
Dec 26, 2019
—
New Haven Plz LLC
—
Deed
related
$500,000 · Borah Ft
Nov 14, 2012
—
Ft Borah
—
Deed Of Trust
related
$4,371,236 · Milford Bank
May 13, 2009
—
New Haven Plaza LLC
—
Deed Of Trust
related
$4,850,000 · Milford Bank
May 24, 1999
—
New Hvn Plaza LLC
—
Deed Of Trust
related
$6,700,000 · Peoples Bank
Sep 19, 1996
—
Haven Plaza Assoc New
—
Deed Of Trust
related
$6,450,000 · A Mark Frank Tr
Jun 30, 1993
—
Haven Plaza Assoc New
—
Deed Of Trust
related
$4,750,000 · A Mark Frank Tr
May 18, 1988
—
A Mark Frank
—
Deed Of Trust
related
$3,000,000 · Connecticut National Bank
—
—
New Haven Plz LLC
—
Deed Of Trust
related
$500,000 · Borah Ft
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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