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    1146 Spindle Hill Rd Wolcott, CT 06716

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    For Sale
    $1,325,000

    Well-maintained commercial building on nearly 6 acres with banquet facilities.

    Property size:
    9,368 SF
    Lot size:
    5.71 Acres

    Property Features for 1146 Spindle Hill Rd

    General Information

    Standard status
    Active
    Size
    9,368 SF
    Lot size
    5.71 Acres

    Building Details

    Year built
    1955

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    Listing Contact
    Vincenzo Valentino
    Vincenzo Valentino
    Source: Corcoran

    Listing Agency: Advise Realty Services Listing Agent: Vincenzo Valentino

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Versatile Commercial Building on Spindle Hill

    This single-level commercial building, constructed in 1955 and updated over time, is situated on nearly 6 acres of maintained grounds. It features two banquet rooms with capacities for approximately 300 and 100 guests, each equipped with a service bar and dance floor. The property is suitable for events, conferences, or hospitality uses. The garden-style entrance includes a fountain and landscaped grounds, while the rear features a gazebo with a decorative bridge. Additional outdoor enhancements include a handmade stone water feature and a trellis rose area on level, tree-lined grounds. Architectural front windows bring natural light into the ballroom spaces. The commercial kitchen includes a stainless hood system, walk-in refrigeration, and a newer upright dishwashing system. Equipment and furnishings are included. The property also features approximately 18,000 square feet of paved parking, 400-amp electrical service, and a 360 square foot attached rear shed. Located in an IND zoned area, the property offers potential for a variety of uses including banquet facility, union hall, private club, training facility, culinary program, landscape supply operation, or ghost kitchen. The property is located in Wolcott, CT.
    Location Intelligence

    Current Use by Public Records

    Krystal Gardens Wedding Wedding Service

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Wolcott
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.98206
    Latitude
    41.63024

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    FAQs

    What type of property is this?
    Wedding venue - Well-maintained commercial building on nearly 6 acres with banquet facilities.
    Where is this wedding venue located?
    The property is located at 1146 Spindle Hill Rd Wolcott, CT.
    What is the asking price?
    The asking price for this property is $1,325,000.
    What are key features of this property?
    This property features: - Two banquet rooms with capacity for 300 and 100 guests, each with a service bar and dance floor.; - Nearly 6 acres of beautifully maintained grounds with a distinguished setting.; - Commercial kitchen with stainless hood system, walk-in refrigeration, and newer upright dishwashing system; equipment and furnishings included.
    (203) 996-1506
    Request Owner's contact information
    1146 Spindle Hill Rd Wolcott, CT 06716
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    Wolcott, CT 06716
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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
    1146 Spindle Hill Rd Wolcott, CT 06716
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    We can help!
    Listing Contact
    Vincenzo Valentino
    Vincenzo Valentino
    Real Estate License ID: REB.0794313
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