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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Hotels
949 Boston Post Rd Madison, CT 06443-3236
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US15-0173900
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1918
Total area
4,939 SF
Lot
1.34 ac (58,370 SF)
Zoning code
R-2
APN
MADI M:39 B:64
UPID
US15-0173900
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
-
Tidewater Inn Bed & Breakfast Restaurant
-
Right Path House Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
Acorn Hill Realty LLC · 2 yrs held
Acorn Hill Realty LLC
since 2023
Last sale
$740,000
7 recorded transactions
Zoning & alternative use
R-2 · Madison, 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 Madison submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Madison 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
$735,000
ML approach
$710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$885,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$545,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$460,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $740k (Oct 3 2023)
Last sale anchor
$740k
Oct 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
$150 / 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
$20,572
Tax year 2024
Assessed value
$935,100
Assessed 2024
Previous assessed
$712,700
+31.2% YoY
Effective rate
2.20%
On assessed value
Assessed land
$347,800
Assessed improvement
$587,300
Applied tax rate
328.0000
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1918
Heating
HOT WATER
Buildings
2
Stories
2
Bathrooms
8
Total area
4,939 SF
Lot
1.34 ac (58,370 SF)
Zoning code
R-2
APN
MADI M:39 B:64
UPID
US15-0173900
Jurisdiction
MADISON
Zoning & alternative use
R-2 · Madison, CT
Zoning R-2 · permitted uses
R-2 · Madison, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Madison. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$545,000
RETAIL STORES
Est. value
$460,000
OFFICE BUILDING
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
1918
Heating
HOT WATER
Stories
2
Buildings
2
Bathrooms
8
Lot
1.34 ac
Current owner
From public records · entity-resolved
Acorn Hill Realty LLC
Entity
Mailing address
949 BOSTON POST RD, MADISON, CT 06443-3236
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2024
—
Acorn Hill Realty LLC
—
Deed
related
$75,000 · Liberty Bank
Oct 3, 2023
—
Acorn Hill Realty LLC
William R Schiffer
Quit Claim Deed
related
$660,476 · Liberty Bank
Oct 13, 2021
$740,000
Marjorie L Ferguson
Lighthouse Hospitality
Deed
$655,000 · Sachem Capital Corp
May 18, 2005
$900,000
Lighthouse Hospitalit LLC
Tide Water Inn INC
Warranty Deed
$469,950 · Coastway Cu
May 18, 2005
—
Lighthouse Hospitalit LLC
—
Deed Of Trust
related
$273,000 · Ct Comunity Inv
Jun 28, 1999
—
Todewater Inn INC
—
Deed Of Trust
related
$475,000 · First Union National Bank
Jan 30, 1996
$375,000
Tidewater Inn INC
Albert D Lizzi Ft
Warranty Deed
$399,000 · Zwi Kohorn
Jan 30, 1996
—
Tidewater Inn INC
—
Deed Of Trust
related
$50,000 · Zmc Trust Et Al 2nd
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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