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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Retail space
851 Foxon Rd East Haven, CT 06513-1835
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US15-0928883
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,900 SF
Lot
0.32 ac (13,939 SF)
Zoning code
CA-1
APN
EHAV M:450 B:5721 L:007
UPID
US15-0928883
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
-
Donde El Paisa Restaurant & Bakery Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$685k
CAP Approach
CAP
$865k
Comparable Approach
Comparable
$467k
Blend (final)
Blend
$705k
Owner & transaction history
Alexander Pereanez · 3 yrs held
Alexander Pereanez
since 2023
Last sale
$712,500
5 recorded transactions
Zoning & alternative use
CA-1 · East Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Commercial, CA-1 District CA-1 Commercial, CA-2 District CA-2 Commercial, CB-1 District CB-1 Commercial, CB-2 District CB-2 Commercial, CC District CC Commercial, CD District CD Light Industrial District 1 LI-1 Light Industrial District 2 LI-2 Light Industrial District 3 LI-3 Planned Elderly Facilities District PEFD Planned Elderly Assisted Living Facility P…
Zone name
Commercial
General category
COMMERCIAL
Zone area
68.69 ac
Top alternative use upside
Commercial (general)
$440,000
+6.2%
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
$710,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
$940,000
6.5%
$865,000
7%
$805,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$440,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $713k (Apr 3 2023)
Last sale anchor
$713k
Apr 3 2023
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
$181 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$11,657
Tax year 2024
Assessed value
$348,600
Assessed 2024
Previous assessed
$348,600
+0.0% YoY
Effective rate
3.34%
On assessed value
Assessed land
$78,960
Assessed improvement
$269,640
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
1
Total area
3,900 SF
Lot
0.32 ac (13,939 SF)
Zoning code
CA-1
APN
EHAV M:450 B:5721 L:007
UPID
US15-0928883
Jurisdiction
EAST HAVEN
Zoning & alternative use
CA-1 · East Haven, CTZoning CA-1 · permitted uses
CA-1 · East Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Commercial, CA-1 District CA-1 Commercial, CA-2 District CA-2 Commercial, CB-1 District CB-1 Commercial, CB-2 District CB-2 Commercial, CC District CC Commercial, CD District CD Light Industrial District 1 LI-1 Light Industrial District 2 LI-2 Light Industrial District 3 LI-3 Planned Elderly Facilities District PEFD Planned Elderly Assisted Living Facility PEALF Shoreline Development District #1 S-1 Shoreline Development Area SDA Planned Development District PD # Design Resident District DRA-1 Tech Park/Economic Development District TP/ED
Zone name
Commercial
General category
COMMERCIAL
Zone area
68.69 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$440,000
COMMERCIAL (GENERAL)
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Alexander Pereanez
Individual
Mailing address
851 FOXON RD, EAST HAVEN, CT 06513-1835
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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 3, 2023
$712,500
Alexander Pereanez
Orange Post LLC
Warranty Deed
$350,000 · Eui Ju Maeng
Jul 16, 2012
—
Orange Post LLC
—
Deed Of Trust
related
$350,000 · Bankasiana
Sep 5, 2006
$590,000
Orange Post
Skiadas,angela
Warranty Deed
$190,000 · Zwi Kohorn
May 7, 1996
—
Angela Skiadas
—
Deed Of Trust
related
$140,000 · Equity One Of Ct
Jun 22, 1987
—
George Cuomo
—
Deed Of Trust
related
$75,000 · Connecticut Bank & Trust
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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