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    The Largest CRE Database in the US with Over 1 Million Listings

    8 Holley St Lakeville, CT 06039

    Sponsored
    For Sale
    Pending
    $895,000

    COMMERCIAL - Salisbury, CT

    Property size:
    13,162 SF
    Lot size:
    0.60 Acres
    Days on Market:
    19
    Last Refresh:
    Jan 30 at 8:06 pm

    Property Features for 8 Holley St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    Zoning
    Comm/Ind
    Parking
    20
    Size
    13,162 SF
    Lot size
    0.60 Acres

    Utilities

    Utilities
    Phone Available, Cable Available
    Sewer type
    Public Sewer
    Heating system
    Baseboard, Other (Heating)
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1866

    We can help!

    Listing Contact
    Stephen Pener

    William Pitt Sotheby's Int'l (860) 927-1141

    Listing agent Stephen Pener (860) 927-1141

    Listing date Jan 12, 2026

    MLS# 170437351

    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

    Historic Lakeville Mixed-Use Opportunity

    Pocketknife Square, a historically significant and recognizable building in Lakeville, was originally home to the Holley Manufacturing Company. The brick building is located at the entrance to Lakeville's Town Grove, near restaurants and shops. Constructed in 1866, the main building is a mix of office, residential, and restaurant spaces. The first floor, previously occupied by an architecture firm, features an open work area, whitewashed beams, and windows on all sides. The second floor is currently leased as office space and divided into smaller private work spaces. The third floor contains a three-bedroom, one-bath apartment with exposed beams and views of the village of Lakeville. In 1867, a second smaller building was added to the property. The first floor incorporates approximately 1,000 sq ft of work space, a small kitchenette, and a half bath, with an additional 800 sq ft of loft space above. A lower level connects the two buildings and was most recently used as a restaurant, offering 1,800 sq ft of dining area and a large kitchen and prep area. The property has a lot size of 0.6 acres and a total size of 13,162 square feet. The property is zoned Comm/Ind.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    McKenzie Becker & Stevens ... Debt Collection Agency

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Wholesale Shop Auto Repair Shop Nail Salon Gym & Fitness Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Lakeville
    County
    Litchfield
    State
    Connecticut
    Longitude
    -73.440917
    Latitude
    41.963532

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    FAQs

    What type of property is this?
    Mixed-use property - Historically significant mixed-use property in Lakeville, Connecticut.
    Where is this mixed-use property located?
    The property is located at 8 Holley St Lakeville, CT.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: - Historically significant and recognizable building in Lakeville's Pocketknife Square, originally the Holley Manufacturing Company.; - Mixed-use property including office, residential (3-bedroom apartment), and restaurant spaces.; - Prime location at the entrance to Lakeville's Town Grove park on Lake Wononscopomuc, near restaurants and shops.
    (203) 470-0393
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    8 Holley St Lakeville, CT 06039
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    Lakeville, CT 06039
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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
    8 Holley St Lakeville, CT 06039
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    We can help!
    Listing Contact
    Stephen Pener
    Real Estate License ID: RES.0778130
    (203) 470-0393
    Learn more
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