Five-Unit Mixed-Use
For Sale
$525,000
Pending
742-744 Campbell Avenue, West Haven, CT 06516
Multi-Family For Sale, 4sides - Units Are Side-by-Side, West Haven, CT
Property Size3,360 SF
Lot Size0.15 Acres
Days on Market54
Property Features for 742-744 Campbell Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
NB
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 1, Bedroom 4, Basement
Parking
6
Basement
Full, Unfinished
Lot features
Corner Lot
Elementary school
Per Board of Ed
High school
Per Board of Ed
Directions
742-744 Campbell Avenue
Standard status
Pending
Size
3,360 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7931
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Water source
Public
Amenities
detached garages
Building Details
Year built
1939
Architectural style
Other
Listing Agency:
Donna Richo Real Estate
(203) 468-6787
Listed By:
Donna Richo
(203) 507-4460
Added: Jul 24
Changed: Sep 13
Last Checked: Sep 15 at 1:06PM
MLS# 24193243
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.
Investment Insights
Based on property information with market context.
This 3,360-square-foot mixed-use property on a 0.15-acre lot contains four residential units and a 450-square-foot street-facing storefront. The apartment component includes three one-bedroom units and one two-bedroom unit, while the building also provides five bathrooms and a basement. Three detached garages with electricity add functional space, and five off-street parking spaces are available outside the garages.
Property improvements include electrical work completed in 2026, natural gas boilers installed in 2020, and a roof replaced in 2018. Interior and exterior fire-code upgrades were completed in 2020 in compliance with the West Haven Fire Department. The property is zoned NB and served by public water and public sewer.
Located on Campbell Avenue in West Haven, the property has access to shopping, restaurants, public transportation, I-95, I-91, Metro-North Railroad, nearby universities, West Haven Green, and Bradley Point Park.
Property improvements include electrical work completed in 2026, natural gas boilers installed in 2020, and a roof replaced in 2018. Interior and exterior fire-code upgrades were completed in 2020 in compliance with the West Haven Fire Department. The property is zoned NB and served by public water and public sewer.
Located on Campbell Avenue in West Haven, the property has access to shopping, restaurants, public transportation, I-95, I-91, Metro-North Railroad, nearby universities, West Haven Green, and Bradley Point Park.
Key Highlights
- Legal 5‑unit configuration with 4 residential units and a 450 sq ft street‑facing storefront
- Residential mix includes 3 one‑bedroom units and 1 two‑bedroom unit
- Three detached garages with electricity plus 5 off‑street parking spaces
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$46,368
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$927,360
$927.4K
Cap Rate 7%
$662,400
$662.4K
Cap Rate 9%
$515,200
$515.2K
Market Conditions
NOI Build-Up for 3,360 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$80.6K $24.00/SF
− Vacancy
−$6.5K −$1.92/SF
EGI
$74.2K $22.08/SF
− OpEx
−$27.8K −$8.28/SF
NOI
$46.4K $13.80/SF
Area
New Haven, CT
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$927,360
Cap Rate 7%
$662,400
Cap Rate 9%
$515,200
Alternative Uses
Best Use
Apartment 5plus
$751.8K
$657.8K – $877.1K
NOI $52,627 @ 7.0% cap · market cap 10.02%
Second Best
Retail
$693.1K
$606.5K – $808.6K
NOI $48,517 @ 7.0% cap · market cap 9.24%
Theoretical Best
Office A
$1.08M
$945.7K – $1.26M
NOI $75,658 @ 7.0% cap · market cap 14.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,669
Businesses Nearby
Explore this area
Business Placement
Demographics for 06516, CT
55,584
Population
21,884
Households
2.5
Avg Household Size
38
Median Age
29%
College-Educated
88%
High-School Grad
10.8 sq mi
ZIP Area
5,147
Density / Sq Mi
$73,566
Median Household Income
$41,123
Median Earnings
$1,389
Median Rent
$265,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four apartments and a street-facing retail space are complemented by detached garages and off-street parking.
Where is this mixed-use property located?
The property is located at 742-744 Campbell Avenue West Haven, CT.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Legal 5‑unit configuration with 4 residential units and a 450 sq ft street‑facing storefront; Residential mix includes 3 one‑bedroom units and 1 two‑bedroom unit; Three detached garages with electricity plus 5 off‑street parking spaces
