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Property profile & analytics
OFF-MARKET
Estimated value
$2,565,000
Retail space
96 Frontage Rd East Haven, CT 06512-2103
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US15-0386902
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Total area
6,945 SF
Lot
0.74 ac (32,234 SF)
Zoning code
CC
APN
EHAV M:230 B:3110 L:004
UPID
US15-0386902
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
-
Dunkin' Cafe & Coffee Shop
-
Niu Sushi & Ramen Restaurant
-
Cellular Connection Mobile Phone Store Electronics & Wireless Store
-
Nirvana Smoke Shop (Bike/Boat/Book/etc) Store
-
CIGAR VAULT (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.45M
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.57M
Owner & transaction history
Arbaz Holdings LLC · 3 yrs held
Arbaz Holdings LLC
since 2022
Last sale
$2.7M
4 recorded transactions
Zoning & alternative use
CC · East Haven, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
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…
Zone name
Commercial
General category
COMMERCIAL
Zone area
77.85 ac
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
$2,505,000
ML approach
$2,445,000
CAP Approach
CAP Return
Estimation
6%
$1,670,000
6.5%
$1,545,000
7%
$1,435,000
Blend value · Realmo final
$2.57M
Range $2.31M – $2.82M · ±10% · vs last sale $2.65M (Nov 18 2022)
Last sale anchor
$2.65M
Nov 18 2022
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
$369 / 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
$43,505
Tax year 2023
Assessed value
$1,394,400
Assessed 2023
Previous assessed
$1,394,400
+0.0% YoY
Effective rate
3.12%
On assessed value
Assessed land
$282,240
Assessed improvement
$1,112,160
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
1995
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
6,945 SF
Lot
0.74 ac (32,234 SF)
Zoning code
CC
APN
EHAV M:230 B:3110 L:004
UPID
US15-0386902
Jurisdiction
EAST HAVEN
Zoning & alternative use
CC · East Haven, CTZoning CC · permitted uses
CC · East Haven, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
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
77.85 ac
Building & site characteristics
From public records
Year built
1995
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Arbaz Holdings LLC
Entity
Mailing address
96 FRONTAGE RD, EAST HAVEN, CT 06512-2103
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2022
$2,650,000
Arbaz Holdings LLC
Partners 95 LLC
Warranty Deed
—
Feb 24, 1995
—
Partners 95
—
Deed Of Trust
related
$750,000 · Citizens Savings Bank Ct
Jan 18, 1989
—
Robert D Hartmann
—
Deed Of Trust
related
$145,200 · Omni Bank
—
—
Partners 95 LLC
—
Deed Of Trust
related
$1,850,000 · Avitar Capital Financ
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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