Brand New Industrial
For Sale
Contact for pricing
239 Wolcott Rd, Wolcott, CT 06716
New industrial condominium with 16’ ceilings, oversized drive-in doors, and sealed epoxy floors.
Property Size9,000 SF
Price / SF$183.30
Days on Market107
Property Features for 239 Wolcott Rd
General Information
Standard status
Active
Size
9,000 SF
Property subtype
INDUSTRIAL
Additional Details
Clear Height
16 ft
Listing Agency:
Godin Property Brokers
(203) 577-2277
Listed By:
Brian Godin
(203) 598-6873
Source:
Moodyscre
Added: May 29
Changed: Sep 8
Last Checked: Sep 12 at 6:00AM
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 Godin Property Brokers
Investment Insights
Based on property information with market context.
Brand new industrial condominium at Farmingbury Commons, offered for sale. The space features fully drywalled construction with sealed epoxy floors and 16’ ceilings. Loading is handled via automatic oversized drive-in doors sized 14’ x 12’. Front space includes upper windows, and second-floor office space is possible.
The property is located at 239 Wolcott Rd in Wolcott, Connecticut. This is a flex/industrial product built to support warehouse and light industrial uses within a condominium setup.
As presented, the improvements emphasize a finished, ready-for-occupancy interior with durable flooring and practical vehicle access for day-to-day operations.
The property is located at 239 Wolcott Rd in Wolcott, Connecticut. This is a flex/industrial product built to support warehouse and light industrial uses within a condominium setup.
As presented, the improvements emphasize a finished, ready-for-occupancy interior with durable flooring and practical vehicle access for day-to-day operations.
Key Highlights
- Brand new industrial condominiums (Farmingbury Commons)
- 16’ ceilings
- Automatic oversized drive‑in doors (14’ x 12’)
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
$102,211
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
6.20%
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%
$2,044,220
$2.0M
Cap Rate 7%
$1,460,157
$1.5M
Cap Rate 9%
$1,135,678
$1.1M
Market Conditions
NOI Build-Up for 9,000 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
$172.8K $19.20/SF
− Vacancy
−$15.6K −$1.73/SF
EGI
$157.2K $17.47/SF
− OpEx
−$55.0K −$6.12/SF
NOI
$102.2K $11.36/SF
Area
Waterbury, CT
Vacancy
9.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$2,044,220
Cap Rate 7%
$1,460,157
Cap Rate 9%
$1,135,678
Alternative Uses
Best Use
Flex RnD
$1.46M
$1.28M – $1.70M
NOI $102,211 @ 7.0% cap · market cap 6.20%
Second Best
Warehouse
$1.18M
$1.03M – $1.37M
NOI $82,413 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,184 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
221
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 06716, CT
15,996
Population
6,337
Households
2.5
Avg Household Size
46
Median Age
36%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
792
Density / Sq Mi
$114,529
Median Household Income
$56,463
Median Earnings
$1,650
Median Rent
$299,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Similar Off Market Nearby
- Red Apple Catering — Garthwait Rd, Wolcott, CT 06716
Frequently Asked Questions
What type of property is this?
Flex space - New industrial condominium with 16’ ceilings, oversized drive-in doors, and sealed epoxy floors.
Where is this flex space located?
The property is located at 239 Wolcott Rd Wolcott, CT.
What is the asking price?
The asking price for this property is $1,649,700.
What are key features of this property?
This property features: Brand new industrial condominiums (Farmingbury Commons); 16’ ceilings; Automatic oversized drive‑in doors (14’ x 12’)
