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    Professional Residency on Boston Post Title is generated by Realmo AI

    70 Boston Post Road, Waterford, CT 06385

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    For Lease
    $750/Mo $6 SF/Yr (calc)

    COMMERCIAL - Waterford, CT

    Property size:
    1,500 SF
    Lot size:
    0.88 Acres
    Added:
    Dec 8, 2025
    Days on Market:
    178
    Last Refresh:
    Jun 4 at 10:06 pm

    Property Features for 70 Boston Post Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    C-G
    Interior features
    Handicap Design
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    Size
    1,500 SF
    Lot size
    0.88 Acres

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1985

    We can help!

    Listing Contact
    Shruti Ganapathy

    Listing agent Shruti Ganapathy

    Listing office CR Premier Properties 900 Boston Post Rd Suite 23, Woodstock, CT

    Listing date Dec 8, 2025

    MLS# 24143948

    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

    • High‑visibility location at the intersection of Boston Post Road and Willetts Avenue.
    • Shared‑occupancy model offers flexible leasing options: entire 1,500 sq. ft. space or individual rooms.
    • All utilities (electricity, heat, and AC) are included in the lease.
    • Located next to well‑established Outdoor Personia, providing complementary foot traffic.
    • Suited for wellness practitioners, consultants, or specialty services seeking a professional setting.
    • Landlord provides plowing and grounds maintenance.

    Overview

    This commercial property offers a shared professional residency opportunity within the Outdoor Personia building, situated on Boston Post Road. The owner remains on-site and seeks complementary professional or wellness partners to occupy the available private wings. The property offers high visibility and various amenities. Flexible leasing options are available, including leasing the entire 1,500 square feet space for $2,500 per month, suitable for businesses requiring multiple offices or treatment rooms. Alternatively, individual private offices can be leased for $750 per month each, ideal for independent practitioners seeking affordable, professional space. Located next to Outdoor Personia, an outdoor structures and design business, the property benefits from complementary foot traffic and a compatible environment for service-based tenants. Electricity, heat, and AC are included, with the landlord providing plowing and grounds maintenance. Signage placement is subject to approval. The property is situated at the high-traffic intersection of Boston Post Road and Willetts Avenue. It is suitable for wellness practitioners, consultants, or specialty services seeking a professional setting. All uses are subject to town permitting. The lot size is 0.88 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Waterford
    County
    New London
    State
    Connecticut
    Longitude
    -72.1183
    Latitude
    41.341297

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    FAQs

    What type of property is this?
    Office units - Shared professional residency with flexible leasing options available.
    Where is this office units located?
    The property is located at 70 Boston Post Road Waterford, CT.
    What is the lease rate?
    The lease rate is $750 /Mo.
    What are key features of this property?
    This property features: High‑visibility location at the intersection of Boston Post Road and Willetts Avenue.; Shared‑occupancy model offers flexible leasing options: entire 1,500 sq. ft. space or individual rooms.; All utilities (electricity, heat, and AC) are included in the lease.
    (860) 977-9802
    We can help!
    Listing Contact
    Shruti Ganapathy
    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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