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Property profile & analytics
OFF-MARKET
Estimated value
$6,395,000
Office buildings
75 Gln Rd Sandy Hook, CT 06482-1170
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US15-0897970
Property summary
AI-generated overview
This exceptional 13,128 square foot commercial property at 75 Glen Road in Newtown, Connecticut, presents a unique opportunity for businesses seeking a captivating and functional space. Built in 1831, this historic building boasts exposed brick and wood, creating a charming and distinctive atmosphere. The property is zoned M-40 and offers stunning views of Rocky Glen Falls, along with ample parking. Currently, the entire 13,128 square feet is vacant and available for lease. Multiple tenancy options are available, with spaces ranging from a minimum of 815 square feet to a maximum contiguous space of 5,595 square feet. Units 204 and 202 feature desirable amenities including glass offices, open bullpen areas, conference rooms, and kitchenettes.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
64,426 SF
Lot
13.22 ac (575,863 SF)
Zoning code
R-2
APN
NEWT M:42 B:13 L:1
UPID
US15-0897970
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
-
Eastern Account System Inc. Accounting Firm Tax Preparation
-
Mediassociates Inc. Marketing & Advertising Advertising Agency
-
Ssc Technology Inc Financial Advisor
-
Shelley Cooper, LCSW Crisis Center Medical Clinic
-
Arcadis, North America Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.43M
Blend (final)
Blend
$6.40M
Owner & transaction history
Rocky Glen LLC · 6 yrs held
Rocky Glen LLC
since 2020
Last sale
$6.2M
7 recorded transactions
Zoning & alternative use
R-2 · Sandy Hook, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sandy Hook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Hook 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
$7,150,000
ML approach
$7,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,210,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$6.40M
Range $5.76M – $7.03M · ±10% · vs last sale $6.20M (Jan 29 2020)
Last sale anchor
$6.20M
Jan 29 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
$99 / 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
$108,616
Tax year 2023
Assessed value
$4,139,340
Assessed 2023
Previous assessed
$4,139,340
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$356,980
Assessed improvement
$3,782,360
Applied tax rate
106.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
4
Units
24
Rooms
9
Bathrooms
3
Total area
64,426 SF
Lot
13.22 ac (575,863 SF)
Zoning code
R-2
APN
NEWT M:42 B:13 L:1
UPID
US15-0897970
Jurisdiction
NEWTOWN
Zoning & alternative use
R-2 · Sandy Hook, CT
Zoning R-2 · permitted uses
R-2 · Sandy Hook, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Hook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.2M
APARTMENT HOUSE (5+ UNITS)
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
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
1
Units
24
Rooms
9
Bathrooms
3
Lot
13.22 ac
Current owner
From public records · entity-resolved
Rocky Glen LLC
Entity
Mailing address
3611 14TH AVE STE #420, BROOKLYN, NY 11218-3750
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
$6,200,000
Rocky Glen LLC
Lynwood Place LLC
Warranty Deed
$6,825,000 · Td Bank NA
Jan 16, 2004
—
Lynwood Place LLC
—
Deed Of Trust
related
$2,432,149 · New Haven Savings Bank
Apr 3, 2001
$3,300,000
Lynwood Place LLC
Glenmill Corp
Warranty Deed
$2,475,000 · New Haven Savings Bank
Apr 28, 1998
—
Glenmill Corp
—
Deed Of Trust
related
$1,000,000 · Peoples Bank
Feb 14, 1995
$420,218
Glenmill Corp
Glen Rd Dev Corp
Grant Deed
related
—
Aug 17, 1988
—
Glenn Rd Assoc Ltd
—
Deed Of Trust
related
$500,000 · Bankboston Development Co LLC
Jan 1, 1988
$5,000
Rocky Glen Hydro Ltd
Glen Rd Assoc Ltd
Grant Deed
related
—
Apr 30, 1987
$180,000
Glen Rd Assoc Ltd
List,paul
Grant 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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