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    117 Water Street Stonington, CT 06378

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    Claim this Listing
    For Sale
    $4,495,000

    COMMERCIAL - Stonington, CT

    Property size:
    12,145 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $370/SF
    Added:
    Jan 10, 2026
    Days on Market:
    108
    Last Refresh:
    Apr 28 at 2:06 pm

    Property Features for 117 Water Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    PC
    Bathrooms
    11
    Rooms
    Bathroom 4, Bathroom 6, Bathroom 7, Bathroom 10, Bathroom 3, Bathroom 1, Bathroom 8, Bathroom 5, Bathroom 9, Bathroom 11, Bathroom 2
    Parking
    3
    Interior features
    Window Display
    Exterior features
    Sidewalk,Gutters,Lighting
    Standard status
    Active
    Size
    12,145 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    12200

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Baseboard
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1850
    Floors in Building
    4
    Flooring type
    Wood

    We can help!

    Listing Contact
    Lori Hopkins-Cavanagh

    Listing agent Lori Hopkins-Cavanagh

    Listing office Lori Hopkins-Cavanagh Broker 117 Water Street, Suite C, New London, CT

    Listing date Jan 10, 2026

    MLS# 24148334

    Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Historic Mixed-Use Property in Stonington

    This historic, mixed-use property is located in Stonington Borough's commercial Village District. The property features seven fully occupied and renovated residential suites, each equipped with a fully applianced kitchen and private laundry. Additionally, there are four occupied commercial spaces, each with off-the-sidewalk entry and glass bay storefronts. The property includes an unfinished, full attic offering panoramic water views spanning three states. A garage and driveway are currently utilized for storage. The property has a size of 12145 square feet and is situated on a lot of 0.12 acres. Stonington Borough is characterized by colonial and Victorian homes along cobblestone and slate sidewalks, with views of Long Island Sound and Napatree Point. The property's location allows for convenient access to local amenities. The property is zoned PC.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Switz Real Estate Hotel & Motel Shari's Pet Sitting ... Kennel & Boarding Facility Mystic Doggy Day ... Kennel & Boarding Facility

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Accounting Firm Kitchen & Bath Showroom Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stonington
    County
    New London
    State
    Connecticut
    Longitude
    -71.9065981
    Latitude
    41.3342099

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    FAQs

    What type of property is this?
    Mixed-use property - Eleven-unit mixed-use property in Stonington Borough's commercial Village District.
    Where is this mixed-use property located?
    The property is located at 117 Water Street Stonington, CT.
    What is the asking price?
    The asking price for this property is $4,495,000.
    What are key features of this property?
    This property features: High Cap Rate: Excellent 7.21 capitalization rate indicates strong investment potential.; Fully Occupied & Renovated: Seven residential suites and four commercial spaces are fully occupied and renovated.; Historic Property: Located in the heart of Stonington Borough's commercial Village District.
    (860) 449-2007
    We can help!
    Listing Contact
    Lori Hopkins-Cavanagh
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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