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    108 Main St Middlefield, CT 06455

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    For Sale
    $525,000

    Income-producing 2-unit retail property with established cafe/restaurant.

    Property size:
    2,640 SF
    Lot size:
    0.31 Acres

    Property Features for 108 Main St

    General Information

    Size
    2,640 SF
    Lot size
    0.31 Acres

    We can help!

    Listing Contact
    Brendan Kelly
    Brendan Kelly
    Source: Moodyscre

    Listing Agent: Brendan Kelly

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

    Learn more

    Overview

    Turnkey Restaurant and Retail Property

    This well-maintained 2-unit retail property is located at 108 Main St in Rockfall, Middlefield, Connecticut. The property includes a turnkey cafe/restaurant and a United States Postal Service location. The building has a new roof installed approximately 5 years ago, along with new HVAC systems around the same time. Ample parking is available. The cafe/restaurant is being sold with the building, including all associated fixtures and equipment such as multiple hood and ansul systems, pizza ovens, a walk-in cooler, tables, and chairs. The cafe/restaurant seats approximately 40 people and is a popular local eatery with a loyal following, serving breakfast, lunch, and dinner. The property offers an opportunity for an experienced operator or a successful food truck to establish a permanent location. Rockfall is a village located in Middlefield, Connecticut, west of Middletown and near Interstate 91 and Route 9. The property size is 2,640 square feet.
    Location Intelligence

    Current Use by Public Records

    Turn key restaurants

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Wholesale Shop Auto Repair Shop Department Store Kitchen & Bath Food Market Grocery Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Middlefield
    County
    Middlesex
    State
    Connecticut
    Longitude
    -72.710526
    Latitude
    41.49765

    Nearby Similar for Sale

    • $3,000,000
      18,220 SF

      Former Garden Center For Sale

      Retail opportunity on 2.69 acres near Middlefield/Middletown line.
      147 Meriden Rd, Middlefield, CT 06455
      View Details
    • $749,900

      Unique Specialty Property For Sale

      Specialty property available for purchase.
      88 Powder Hill Rd, Middlefield, CT 06455
      View Details
    • $525,000
      2,640 SF

      Prime Middlefield Commercial Property

      Turnkey Cafe/Restaurant & USPS Space
      108 Main St, Middlefield, CT 06481
      View Details

    FAQs

    What type of property is this?
    Turn key restaurant - Income-producing 2-unit retail property with established cafe/restaurant.
    Where is this turn key restaurant located?
    The property is located at 108 Main St Middlefield, 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: - Income-producing property with two tenants: a cafe/restaurant and the United States Postal Service.; - Turnkey cafe/restaurant business included in the sale, complete with fixtures and equipment (hood and ansul systems, pizza ovens, walk-in cooler, tables & chairs).; - Ample parking available for customers and tenants.
    (860) 344-5551
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    108 Main St Middlefield, CT 06455
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    Middlefield, CT 06455
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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
    108 Main St Middlefield, CT 06455
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    We can help!
    Listing Contact
    Brendan Kelly
    Brendan Kelly
    (860) 344-5551
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