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    Waterfront Land with Marina Potential Title is generated by Realmo AI

    4 Boston Post Road, Madison, CT 06443

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    Claim this Listing
    For Sale
    $850,000

    COMMERCIAL - Madison, CT

    Lot size:
    3.67 Acres
    Added:
    Jan 9, 2026
    Days on Market:
    146
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 4 Boston Post Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C
    Standard status
    Active
    Lot size
    3.67 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    5962

    Utilities

    Utilities
    Cable Available, Phone Available
    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Michael Barnes

    Listing agent Michael Barnes

    Listing office Silver and Oak Realty 71 Raymond Road, Suite 101, Bloomfield, CT

    Listing date Jan 9, 2026

    MLS# 24148078

    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.

    HighLights

    • Fully de‑risked 3.67‑acre waterfront property with a built 46‑slip marina and 600+LF of river frontage, providing immediate income.
    • Active permits and 2020 approvals for 6,310 yards of strategic fill, elevating the site to meet FEMA BFE+1' standards, ensuring resilience and insurability.
    • Upland permits with a 10‑year shelf life (valid through 2034‑2039), protecting the investment opportunity.
    • Approved for immediate build of a 1,680 SF mixed‑use building, 20‑seat restaurant, luxury residence, and fully approved septic system.
    • Preliminary analysis complete for 14 luxury units and DEEP‑scale septic (23 bedrooms), facilitating high‑density residential development.
    • Secured variances pull the building envelope riverward, maximizing the site center for future expansion.

    Overview

    This 3.67-acre property, located at the Madison/Guilford gateway, presents a rare opportunity for coastal development. It features a fully built, 46-slip marina with over 600 linear feet of river frontage. Approved permits are in place, bypassing regulatory delays. The property has secured 6,310 yards of strategic fill, elevating the site core to meet FEMA standards, ensuring a secure and insurable foundation. These upland permits are valid through 2034-2039. An approved 1,680 square foot mixed-use building, a 20-seat restaurant, a luxury residence, and a fully approved septic system are ready for immediate build. Preliminary analysis for 14 luxury units and a septic system for 23 bedrooms is complete. Variances have been secured to maximize the site center for expansion. This property is the last major undeveloped waterfront opportunity on the Connecticut Shore and is intended for commercial use.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Madison
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.6460584
    Latitude
    41.2849856

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    FAQs

    What type of property is this?
    Waterfront Land - 3.67-acre waterfront property with marina and residential scalability.
    Where is this waterfront land located?
    The property is located at 4 Boston Post Road Madison, CT.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: Fully de‑risked 3.67‑acre waterfront property with a built 46‑slip marina and 600+LF of river frontage, providing immediate income.; Active permits and 2020 approvals for 6,310 yards of strategic fill, elevating the site to meet FEMA BFE+1' standards, ensuring resilience and insurability.; Upland permits with a 10‑year shelf life (valid through 2034‑2039), protecting the investment opportunity.
    (860) 304-0125
    We can help!
    Listing Contact
    Michael Barnes
    Request Owner's contact information
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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.

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