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Property profile & analytics
OFF-MARKET
Estimated value
$6,370,000
Retail space
70 Universal Dr North Haven, CT 06473-3630
Individually Owned
6-yr Hold
Free & Clear
Property ID
US15-0477369
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
STEEL FRAME
Total area
61,388 SF
Lot
6.09 ac (265,280 SF)
Zoning code
IL30
APN
NRHV M:011 L:002
UPID
US15-0477369
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
-
LongHorn Steakhouse Restaurant
-
Raymour & Flanigan Furniture and Mattress Store Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.26M
Blend (final)
Blend
$6.37M
Owner & transaction history
North Haven Lodging Partn · 6 yrs held
North Haven Lodging Partn
since 2019
5 recorded transactions
Zoning & alternative use
IL30 · North Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ADOPTED REGS 2-5-07.doc
Top alternative use upside
Restaurant
$9.0M
+34.8%
Office building
$7.3M
+9.6%
Commercial (general)
$6.9M
+3.9%
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 North Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
RETAIL STORES
$6,660,000
Current use
RESTAURANT
$8,975,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$7,295,000
Change: +10% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,915,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,425,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,570,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$6.37M
Range $5.73M – $7.01M · ±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
$104 / 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
$170,270
Tax year 2023
Assessed value
$5,215,000
Assessed 2023
Previous assessed
$5,215,000
+0.0% YoY
Effective rate
3.27%
On assessed value
Assessed land
$914,140
Assessed improvement
$4,300,860
Applied tax rate
307.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
61,388 SF
Lot
6.09 ac (265,280 SF)
Zoning code
IL30
APN
NRHV M:011 L:002
UPID
US15-0477369
Jurisdiction
NORTH HAVEN
Zoning & alternative use
IL30 · North Haven, CTZoning IL30 · permitted uses
IL30 · North Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ADOPTED REGS 2-5-07.doc
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.7M
RESTAURANT
Est. value
$9.0M
OFFICE BUILDING
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$5.6M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
6.09 ac
Current owner
From public records · entity-resolved
North Haven Lodging Partn
Individual
Free & Clear · 6 yrs held
Mailing address
PO BOX 279, LIVERPOOL, NY 13088-0279
Ownership since
2019
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
Apr 30, 2020
—
North Haven Property LLC
—
Deed
related
$7,575,000 · Santander Bank NA
Oct 24, 2019
—
North Haven Lodging Partn
Pb Corp Tn
Quit Claim Deed
related
—
Nov 30, 2010
—
North Haven Prop LLC
—
Deed Of Trust
related
$6,375,000 · Sovereign Bank
Mar 6, 2000
$4,000,000
Haven Prop North
Hk North Haven LLC
Warranty Deed
related
—
Nov 24, 1997
—
Hk North Haven LLC
—
Deed Of Trust
related
$8,513,445 · Nomura Asset Capital
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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