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    12 Coogan Blvd Mystic, CT

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    For Lease
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    Retail spaces available in renovated plaza near Mystic attractions.

    Type:OFFICE
    Property size:
    6,536 SF
    Lot size:
    4.31 Acres
    Added:
    Oct 26, 2022
    Days on Market:
    1283
    Last Refresh:
    Apr 5 at 9:38 pm

    Property Features for 12 Coogan Blvd

    General Information

    Standard status
    Active
    Size
    6,536 SF
    Lot size
    4.31 Acres
    Property subtype
    OFFICE

    Spaces For Lease

    at 12 Coogan Blvd Contact us

    We can help!

    Listing Contact
    Mark Greenberg
    Mark Greenberg

    Listing agent Mark Greenberg License #NULL8

    Listing office Mark Greenberg Real Estate

    Listing date Oct 26, 2022

    Source Moodyscre

    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 Mark Greenberg Real Estate

    Overview

    Retail Plaza Near Mystic Aquarium

    This 38,625 square foot retail plaza is situated on 4.22 acres. Built in 1989 and fully renovated in 2023/2024, the property offers spaces ranging from 1,306 square feet to over 10,000 square feet. The plaza is anchored by Starbucks and Morgan Stanley and provides approximately 190 parking spaces, including 12 Tesla charging stations. The location is adjacent to the Mystic Hilton, across from the Mystic Aquarium and Olde Mistick Village, and just off I-95 at Exit 90. The property benefits from its proximity to numerous residential communities and a proven tourism area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mitchel Boyd Strand Physician Dr. Mitchel Strand Physician Hair Unique Hair Salon Tesla Supercharger Electric Vehicle Charging Station U NAILS & SPA Nail Salon

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Mystic
    County
    New London
    State
    Connecticut
    Longitude
    -71.9514
    Latitude
    41.3725

    Nearby Similar for Lease

    • $18 SF/Yr

      Retail Plaza Near Mystic Attractions

      Retail spaces available in high-traffic Mystic location near I-95.
      23 Clara Dr, Mystic, CT
      View Details
    • Contact for pricing

      Retail Center Near I-95

      Retail center anchored by Starbucks in high-traffic tourism area.
      12 Coogan Blvd, Mystic, CT 06355
      View Details

    FAQs

    What type of property is this?
    Strip mall - Retail spaces available in renovated plaza near Mystic attractions.
    Where is this strip mall located?
    The property is located at 12 Coogan Blvd Mystic, CT.
    What is the lease rate?
    The lease rate is $35 SF/Yr.
    What are key features of this property?
    This property features: Fully renovated in 2023/2024; Anchored by Starbucks & Morgan Stanley; Located just off I‑95 at Exit 90
    (860) 671-1171 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mark Greenberg
    Mark Greenberg
    Real Estate License ID: NULL8
    Learn More
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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
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