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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Office buildings
845 Foxon Rd East Haven, CT 06513-1834
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US15-0194014
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,300 SF
Lot
0.74 ac (32,234 SF)
Zoning code
CA-2
APN
EHAV M:450 B:5822 L:004
UPID
US15-0194014
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
-
Pacelli, Louis M Law Firm
-
Grillo & Pacelli LLC Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$442k
Blend (final)
Blend
$570k
Owner & transaction history
Steven M Karjanis · 5 yrs held
Steven M Karjanis
since 2021
Last sale
$580,000
5 recorded transactions
Zoning & alternative use
CA-2 · East Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$370,000
+4.5%
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 East Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$540,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$355,000
Current use
COMMERCIAL (GENERAL)
$370,000
Change: +4% · Conversion: Easy
RETAIL STORES
$350,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $580k (May 2 2025)
Last sale anchor
$580k
May 2 2025
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
$173 / 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
$9,542
Tax year 2023
Assessed value
$305,830
Assessed 2023
Previous assessed
$305,830
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$80,640
Assessed improvement
$225,190
Applied tax rate
326.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
1
Total area
3,300 SF
Lot
0.74 ac (32,234 SF)
Zoning code
CA-2
APN
EHAV M:450 B:5822 L:004
UPID
US15-0194014
Jurisdiction
EAST HAVEN
Zoning & alternative use
CA-2 · East Haven, CT
Zoning CA-2 · permitted uses
CA-2 · East Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$355,000
COMMERCIAL (GENERAL)
Est. value
$370,000
RETAIL STORES
Est. value
$350,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Steven M Karjanis
Individual
Mailing address
845 FOXON RD, EAST HAVEN, CT 06513-1834
Ownership since
2021
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
Mar 31, 2021
$475,000
Steven M Karjanis
Louis M Pacelli
Warranty Deed
$300,000 · New Haven Bank
Jan 8, 2014
—
Louis M Pacelli
Grillo,john T
Quit Claim Deed
related
$200,000 · Banknorth NA
Nov 12, 2010
—
Louis M Pacelli
—
Deed Of Trust
related
$250,000 · Wells Fargo Mortgage
Nov 3, 1999
—
John T Grillo
—
Deed Of Trust
related
$160,000 · First Union Bank Of Ct
Sep 5, 1996
$50,000
Louis M Pacelli
Calaska Partners LP
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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