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Property profile & analytics
OFF-MARKET
Estimated value
$2,390,000
Showrooms
74 State Rte 37, New Fairfield, CT 06812-5034
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US15-0527885
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1993
Construction
FRAME
Total area
12,000 SF
Lot
1.56 ac (67,954 SF)
Zoning code
C
APN
NFAI M:24 B:15 L:11-14
UPID
US15-0527885
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$2.39M
Owner & transaction history
Aep Investments LLC · 3 yrs held
Aep Investments LLC
since 2022
Last sale
$2.4M
2 recorded transactions
Zoning & alternative use
C · New Fairfield, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+77.2%
Auto repair, garage
$2.8M
+61.2%
Apartment house (5+ units)
$2.3M
+32.5%
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 Fairfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Fairfield 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
$2,915,000
ML approach
$3,075,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,740,000
Current use
RESTAURANT
$3,080,000
Change: +77% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,805,000
Change: +61% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,305,000
Change: +33% · Conversion: Moderate
RETAIL STORES
$2,230,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$1,565,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$2.39M
Range $2.15M – $2.63M · ±10% · vs last sale $2.40M (Sep 26 2022)
Last sale anchor
$2.40M
Sep 26 2022
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
$199 / 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
$49,014
Tax year 2023
Assessed value
$1,404,400
Assessed 2023
Previous assessed
$1,404,400
+0.0% YoY
Effective rate
3.49%
On assessed value
Assessed land
$347,900
Assessed improvement
$1,056,500
Applied tax rate
128.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Total area
12,000 SF
Lot
1.56 ac (67,954 SF)
Zoning code
C
APN
NFAI M:24 B:15 L:11-14
UPID
US15-0527885
Jurisdiction
NEW FAIRFIELD
Zoning & alternative use
C · New Fairfield, CT
Zoning C · permitted uses
C · New Fairfield, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Fairfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RESTAURANT
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1993
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Lot
1.56 ac
Current owner
From public records · entity-resolved
Aep Investments LLC
Entity
Mailing address
74 STATE RTE 37, NEW FAIRFIELD, CT 06812-5034
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
$2,400,000
Aep Investments LLC
74 Route 37 LLC
Corporation Deed
$1,827,500 · Savings Bank Of Danbury
Feb 1, 2003
$1,650,000
74 Route 37llc
Ditullio,william
Warranty Deed
—
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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