For Sale
1 / 13
$2,575,000
83 E Grand Ave, New Haven, CT 06513
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Estimated value (blended)
$1.15M
Range $1.03M – $1.26M (±10%)
Property ID
US15-0632290
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1979
Total area
6,386 SF
Lot
0.79 ac (34,198 SF)
Zoning code
RM1
APN
NHVN M:098 B:1008 L:01800
UPID
US15-0632290
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.15M
Owner & transaction history
since 2013
5 recorded transactions
Zoning & alternative use
RM1 · New Haven, CT
Zoning description
These districts exist for the protection of areas that have been and are being developed predominantly for low-middle density dwellings of various types
General category
RESIDENTIAL
Top alternative use upside
Restaurant
$935,000
+29.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.15M
Value range
$1.03M – $1.26M
±10% around blend
Estimated value / SF
$179 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$1.03M
blend $1.15M
$1.26M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,386 SF
Lot area
0.79 ac
Year built
1979
Stories
2
APN
NHVN M:098 B:1008 L:01800
Assessed value
$936,600
Annual tax
$34,842
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.36M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.47M
@ 6.5% CAP return
$1.36M
@ 7% CAP return
$1.26M
4
Sales comparison
Partial preview
Sales approach indication
$968k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.9 mi away · 5,247 SF
15.3 mi away · 5,633 SF
19.4 mi away · 4,694 SF
21.1 mi away · 7,628 SF
21.4 mi away · 6,400 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 47 sales
$113
+59%
Submarket 364 sales
$123
+45%
County 975 sales
$113
+59%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $179/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+30%
vs current-use indication
Commercial (general) · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$937k
Move the market yield to see immediate price impact.
Value / SF
$147
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$59k
$1.18M
$843k
$656k
$66k
$1.31M
$937k
$728k
$72k
$1.44M
$1.03M
$801k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$935k
3.6 mi · Nov 2025 · $118/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$34,842
Tax year 2023
Assessed value
$936,600
Assessed 2023
Previous assessed
$936,600
+0.0% YoY
Effective rate
3.72%
On assessed value
Assessed land
$227,500
Assessed improvement
$709,100
Applied tax rate
306.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1979
Heating
NONE
Buildings
3
Stories
2
Units
9
Total area
6,386 SF
Lot
0.79 ac (34,198 SF)
Zoning code
RM1
APN
NHVN M:098 B:1008 L:01800
UPID
US15-0632290
Jurisdiction
NEW HAVEN
Zoning & alternative use
RM1 · New Haven, CTZoning RM1 · permitted uses
RM1 · New Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
These districts exist for the protection of areas that have been and are being developed predominantly for low-middle density dwellings of various types
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Stories
2
Buildings
3
Units
9
Lot
0.79 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RM1
RESIDENTIAL
Jurisdiction
New Haven, CT
Recorded code
RM1
Official district
RM1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RM1 in New Haven, CT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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