Versatile Commercial Building on Spindle
1146 Spindle Hill Road, Wolcott, CT 06716
Well-maintained commercial building on nearly 6 acres with banquet facilities.
Property size:
9,368 SFLot size:
5.71 AcresPrice / SF:
$141/SF- Added:
- Mar 11, 2026
- Days on Market:
- 68
- Last Refresh:
- Mar 16 at 11:01 am
Property Features for 1146 Spindle Hill Road
General Information
- Standard status
- Active
- Size
- 9,368 SF
- Lot size
- 5.71 Acres
Building Details
- Year Built
- 1955
Listing agent VINCENZO VALENTINO License #REB.0794313
Listing office Advise Realty Services (203) 996-1506
Listing date Mar 11, 2026
Source Corcoran
Displayed information is deemed reliable but is not guaranteed and should be independently verified.
All listing content including descriptions, pricing, images are the copyrighted material of Advise Realty Services
HighLights
- 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.
- Approximately 18,000 square feet of paved parking.
- Versatile IND zoning allows for various uses (banquet facility, training facility, etc.).
- Welcoming garden‑style entrance with fountain and landscaped grounds; gazebo with decorative bridge.
Overview
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.
Financial Insights
Value Estimation Calculated for Specialty Retail
Conservative
$1.00M
NOI $90,172 @ 9.00% cap · cautious / downside scenario
Moderate
$1.29M
NOI $90,172 @ 7.00% cap · market / base-case scenario
Aggressive
$1.80M
NOI $90,172 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Specialty Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $129.3k | $13.80 |
| − Vacancy | −$9.0k | −$0.97 |
| EGI | $120.2k | $12.83 |
| − OpEx | −$30.1k | −$3.21 |
| NOI | $90.2k | $9.63 |
9,368 SF · lease $13.80/SF/yr · vacancy 7.00% · expense 25.00%
Alternative Use Scenarios
Best Use
Specialty Retail
$1.29M
$1.13M – $1.50M
NOI $90,172 @ 7.0% cap · market cap 6.81%
Second Best
Industrial
$1.04M
$906.1K – $1.21M
NOI $72,490 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$2.49M
$2.18M – $2.90M
NOI $174,020 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Krystal Gardens Wedding
Wedding Service
Location Insight
- Map
- Local Demand
- City
- Wolcott
- County
- New Haven
- State
- Connecticut
- Longitude
- -72.98206
- Latitude
- 41.63024
Nearby Similar for Sale
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 Road 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.
