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    8 W High St East Hampton, CT 6424

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    For Sale
    $685,000

    Turnkey office building with historic charm and expansion potential.

    Type:Commercial
    Property size:
    2,300 SF
    Lot size:
    1.06 Acres
    Added:
    Apr 24, 2026
    Days on Market:
    5
    Last Refresh:
    Apr 24 at 8:18 pm

    Property Features for 8 W High St

    General Information

    Standard status
    Active
    Size
    2,300 SF
    Lot size
    1.06 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1885

    We can help!

    Listing Contact
    Matthew J. Halprin

    Listing agent Matthew J. Halprin

    Listing office New England Retail Properties

    Listing date Apr 24, 2026

    Source Elliman

    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 New England Retail Properties

    Overview

    Historic Office Building on Route 66

    Located at 8 West High Street (Route 66) in East Hampton, CT, this property spans 1.06 acres and features a 2,300 SF, three-story professional office building. The building showcases original 1885 architecture and historic charm, characterized by high ceilings and period details. It is fully turnkey for office use, making it suitable for an established professional user seeking to expand or relocate. The current occupants are relocating and will continue servicing their clients during the transition. An unfinished attic provides potential for additional usable square footage, which could be used for expanded office space, a creative workspace, or storage. Beyond its current office configuration, the property offers long-term flexibility. There is opportunity to renovate and reposition, and the building may be suitable for conversion to a single-family or duplex residence, subject to zoning approvals. The property has a walk score of 3, indicating it is car-dependent, and a bike score of 2, indicating it is somewhat bikeable.
    Location Intelligence

    Current Use by Public Records

    Grady William D Law Firm Citizens Bank Yaldez Abdel-Samed Financial Advisor Citizens Bank ATM Atm

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    East Hampton
    County
    Middlesex
    State
    Connecticut
    Longitude
    -72.504782
    Latitude
    41.5823842

    Nearby Similar for Sale

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    • $499,900
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      East Hampton Duplex Near Lake

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      141 E High Street, East Hampton, CT 06424
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    • $685,000
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      East Hampton Office Building on Route 66

      Turnkey 2,300 SF office building on 1.06 acres.
      8 West High Street, East Hampton, CT 06424
      View Details
    • $1,600,000
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      Prime Commercial Property For Sale

      10,000 sq ft commercial property with income and potential.
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    • $450,000

      Mixed-Use Opportunity on 8.98 Acres

      Mixed-use property with commercial and residential units on 8.98 acres.
      227 W High St, East Hampton, CT 06424
      View Details

    FAQs

    What type of property is this?
    Office building - Turnkey office building with historic charm and expansion potential.
    Where is this office building located?
    The property is located at 8 W High St East Hampton, CT.
    What is the asking price?
    The asking price for this property is $685,000.
    What are key features of this property?
    This property features: Turnkey 2,300 SF professional office building ready for immediate occupancy.; Located on 1.06 acres at 8 West High Street (Route 66), East Hampton, CT.; Rich in original 1885 architecture with high ceilings and period details.
    (860) 729-6810
    We can help!
    Listing Contact
    Matthew J. Halprin
    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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