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    23 Main St East Haddam, CT 06423

    View on Map
    Sponsored
    For Sale
    Under Contract
    $1,090,000

    MULTI_FAMILY - East Haddam, CT

    Property size:
    2,942 SF
    Lot size:
    0.47 Acres
    Days on Market:
    9
    Last Refresh:
    Mar 12 at 7:06 am

    Property Features for 23 Main St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active Under Contract
    Zoning
    EHVD
    Rooms
    Bedroom 6, Basement, Bedroom 3, Bathroom 5, Bedroom 1, Bedroom 5, Bathroom 2, Bedroom 4, Bedroom 7, Bathroom 1, Bathroom 4, Bathroom 6, Bedroom 2, Bathroom 3
    Bedrooms
    7
    Bathrooms
    6
    Parking
    12
    Basement
    Full
    Size
    2,942 SF
    Lot size
    0.47 Acres

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Heat Pump
    Water source
    Private

    Building Details

    Year built
    1866

    We can help!

    Listing Contact
    Stephanie J. Jacobs

    Sunset Creek Realty, LLC (203) 453-2145

    Listing agent Stephanie Jacobs (203) 453-2145

    Listing date Mar 3, 2026

    MLS# 24149070

    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.

    Learn more

    Property Insight Report

    Overview

    Remodeled Multifamily Building with Tavern Potential

    This historic building, completely remodeled inside in 2025, offers potential for multiple uses. Approved as a tavern on the first floor with bed and breakfast units on the second and third floors, it can also serve as long-term rentals or be adapted for commercial use. Currently, the property has been transformed into modern residential units, featuring a two-bedroom unit, four one-bedroom standard units, and a penthouse suite that includes a loft space. One ADA-compliant handicapped accessible unit is available, complete with a separate entryway, adjacent parking, roll-up under countertop, and accessible bathroom. The parking lot includes an EV charging station. The property features a new well and all new mechanical systems. The building is located in East Haddam, CT, on a lot of 0.47 acres. The property size is 2942 square feet. The zoning is EHVD.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Auto Repair Shop Gym & Fitness Center Hotel & Motel Department Store Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    East Haddam
    County
    Middlesex
    State
    Connecticut
    Longitude
    -72.461656
    Latitude
    41.453888

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    FAQs

    What type of property is this?
    Mixed-use property - Historic building with modern units, potential for multiple uses.
    Where is this mixed-use property located?
    The property is located at 23 Main St East Haddam, CT.
    What is the asking price?
    The asking price for this property is $1,090,000.
    What are key features of this property?
    This property features: - Completely remodeled in 2025 with modern residential units.; - Approved for multiple uses: tavern/B+B or long-term rentals/commercial.; - Includes a palatial penthouse suite with loft space.
    (203) 752-8666
    Request Owner's contact information
    23 Main St East Haddam, CT 06423
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    East Haddam, CT 06423
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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
    23 Main St East Haddam, CT 06423
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    We can help!
    Listing Contact
    Stephanie J. Jacobs
    (203) 752-8666 (203) 453-2145
    Learn more
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