Mixed-Use Five-Unit Investment
For Sale
Contact for pricing
223 Farren Ave, New Haven, CT 06513
Five-unit mixed-use building includes four 2-bedroom apartments and one commercial space.
Property Size3,432 SF
Price / SF$233.10
Days on Market182
Property Features for 223 Farren Ave
General Information
Standard status
Active
Size
3,432 SF
Property subtype
RETAIL
Additional Details
Multifamily Units
4
Building Details
Tenancy
Multi
Listing Agency:
Northeast Private Client Group | CT/Metro North
(203) 692-2420
Listed By:
Derek Mahabir
(203) 307-1583
Source:
Moodyscre
Added: Mar 16
Changed: Sep 12
Last Checked: Sep 13 at 10:00AM
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 Northeast Private Client Group | CT/Metro North
Investment Insights
Based on property information with market context.
223 Farren Avenue is a five-unit mixed-use building with four 2-bedroom apartments and one commercial space. The property is positioned to serve both residential and neighborhood commercial needs within an established corridor.
Situated in New Haven, the building benefits from an established neighborhood-oriented area that supports workforce housing and essential retail demand. The property’s access to industrial job centers, institutional employers, downtown New Haven, and nearby amenities is designed to support consistent renter demand.
The current configuration provides immediate rental income with value-add potential through unit renovations, offering a practical path to improving overall performance over time.
Situated in New Haven, the building benefits from an established neighborhood-oriented area that supports workforce housing and essential retail demand. The property’s access to industrial job centers, institutional employers, downtown New Haven, and nearby amenities is designed to support consistent renter demand.
The current configuration provides immediate rental income with value-add potential through unit renovations, offering a practical path to improving overall performance over time.
Key Highlights
- Five‑unit mixed‑use building: four 2‑bedroom apartments plus one commercial space.
- Stabilized cash‑flowing property with potential for NOI growth through unit renovations.
- Four 2‑bedroom apartment units provide dependable residential tenancy.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$53,754
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,075,080
$1.1M
Cap Rate 7%
$767,914
$767.9K
Cap Rate 9%
$597,267
$597.3K
Market Conditions
NOI Build-Up for 3,432 SF
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.
Gross rent
$104.2K $30.36/SF
− Vacancy
−$6.5K −$1.88/SF
EGI
$97.7K $28.48/SF
− OpEx
−$44.0K −$12.81/SF
NOI
$53.8K $15.66/SF
Area
New Haven, CT
Vacancy
6.20%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,075,080
Cap Rate 7%
$767,914
Cap Rate 9%
$597,267
Alternative Uses
Best Use
Apartment 5plus
$767.9K
$671.9K – $895.9K
NOI $53,754 @ 7.0% cap · market cap 6.72%
Second Best
Retail
$708.0K
$619.5K – $826.0K
NOI $49,557 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.10M
$966.0K – $1.29M
NOI $77,279 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 06513, CT
38,618
Population
17,006
Households
2.3
Avg Household Size
36
Median Age
19%
College-Educated
80%
High-School Grad
7.2 sq mi
ZIP Area
5,364
Density / Sq Mi
$46,520
Median Household Income
$38,369
Median Earnings
$1,208
Median Rent
$226,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Five-unit mixed-use building includes four 2-bedroom apartments and one commercial space.
Where is this apartment building located?
The property is located at 223 Farren Ave New Haven, CT.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Five‑unit mixed‑use building: four 2‑bedroom apartments plus one commercial space.; Stabilized cash‑flowing property with potential for NOI growth through unit renovations.; Four 2‑bedroom apartment units provide dependable residential tenancy.
