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    53 Route 171 Woodstock, CT 06281

    View on Map
    Sponsored
    For Sale
    $399,900

    COMMERCIAL - Woodstock, CT

    Property size:
    1,500 SF
    Lot size:
    2.00 Acres
    Days on Market:
    17
    Last Refresh:
    Mar 19 at 2:06 pm

    Property Features for 53 Route 171

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Exterior features
    Sidewalk,Roof Sign,Lighting,Door Sign
    Size
    1,500 SF
    Lot size
    2.00 Acres

    Utilities

    Sewer type
    Shared Septic
    Cooling system
    Central Air
    Water source
    Private

    Building Details

    Year built
    1987
    Floors in Building
    1

    We can help!

    Listing Contact
    Cary Marcoux
    Cary Marcoux

    RE/MAX BELL PARK REALTY (860) 774-7600

    Listing agent Cary Marcoux (860) 774-7600

    Listing date Mar 2, 2026

    MLS# 24130948

    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

    Award-Winning Bakery Business Opportunity

    An exceptional opportunity exists to acquire a thriving, full-service bakery located in Woodstock, Connecticut. This turnkey business benefits from an outstanding reputation, a loyal customer base, and a strategically advantageous location characterized by high visibility and substantial foot traffic. The bakery has received multiple accolades, including Readers' Choice awards from the Norwich Bulletin for several consecutive years, recognition as the Best of CT in both the Best Bread and Best Bakery categories by CT Magazine, and acknowledgment as the Best of New England by Yankee Magazine in May/June 2023. The sale includes the business only, with a lease in place. The bakery currently operates just four days a week, from Thursday to Sunday, demonstrating proven success and efficiency. This presents an ideal opportunity for a husband-and-wife culinary team. The current owner is willing to negotiate training for new buyers to ensure a smooth transition. The property has a lot size of 2 acres and a building size of 1500 square feet. Serious inquiries are encouraged, with financials available to qualified buyers. A comprehensive list of included assets is available upon request. This is a chance to own a well-regarded bakery with a successful track record and potential for further expansion.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Hotel & Motel Auto Parts Store Department Store

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

    Similar Places Nearby

    Symphony Flower Farm, Bloom

    Location Insight

    • Map
    • Local Demand
    City
    Woodstock
    County
    Windham
    State
    Connecticut
    Longitude
    -71.957003
    Latitude
    41.934518

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    FAQs

    What type of property is this?
    Storefront property - Successful bakery business for sale in Woodstock, Connecticut.
    Where is this storefront property located?
    The property is located at 53 Route 171 Woodstock, CT.
    What is the asking price?
    The asking price for this property is $399,900.
    What are key features of this property?
    This property features: - Multi-Award Winning Bakery: Recognized by Readers' Choice, CT Magazine, and Yankee Magazine.; - Thriving, Turnkey Business: Established reputation, loyal clientele, and proven success.; - Prime Location: High visibility and strong foot traffic in Woodstock, CT.
    (860) 428-9292
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    53 Route 171 Woodstock, CT 06281
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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
    53 Route 171 Woodstock, CT 06281
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    We can help!
    Listing Contact
    Cary Marcoux
    Cary Marcoux
    Real Estate License ID: BK3597861
    (860) 428-9292 (860) 774-7600 (561) 278-5570
    Learn more
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