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    Versatile Office Suite For Sale Title is generated by Realmo AI

    240 Middletown Avenue Unit 121, East Hampton, CT 06424

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    1024 SF office suite with private entry.

    Type:Commercial
    Property size:
    1,024 SF
    Price / SF:
    $1.46/SF
    Added:
    May 20, 2026
    Days on Market:
    11
    Last Refresh:
    May 27 at 8:41 pm

    Property Features for 240 Middletown Avenue Unit 121

    General Information

    Standard status
    Active
    Size
    1,024 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1987

    We can help!

    Listing Contact
    Carl Guild
    Carl Guild

    Listing agent Carl Guild License #REB.0791933

    Listing office Carl Guild & Associates

    Listing date May 20, 2026

    Source Iverty

    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 Carl Guild & Associates

    HighLights

    • Handicap‑accessible private entry and parking
    • Versatile layout with two spacious rooms, three consultation rooms, a small office area, entryway, and bathroom
    • High‑traffic location at the junction of Connecticut Routes 16 and 66
    • Easily accessible from multiple towns: Middletown, Portland, Marlborough, Colchester, and East Haddam
    • Abundant natural light in almost every room
    • Suitable for a wide range of professional, medical, wellness, or service‑oriented uses

    Overview

    Suite 121 is located at the back of the Chatham Corner Building and features a private, handicap-accessible entry. Parking is available adjacent to the building, including a handicap space next to the ramp. The property is situated at the junction of Connecticut Routes 16 and 66, offering accessibility from Middletown, Portland, Marlborough, Colchester, and East Haddam. Other tenants include the Chatham Health District and an Eyecare Center. The suite comprises 1,024 square feet and features abundant natural light in almost every room. The space is divided into two spacious rooms, three smaller consultation rooms, a small office area, an entryway, and a bathroom. This layout is suited for a variety of professional, medical, wellness, or service-oriented uses.
    Location Intelligence

    Current Use by Public Records

    Middlesex Eye Physicians Eye Care Center Chatham Health District Public Health Department Shalmuk Investors LLC Financial Advisor Dr. Roger D. ... Ophthalmologist East Hampton Prevention ... City Government Office

    Suggested Use

    Restaurant Spa & Massage Center Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Skin Care Clinic Auto Parts Store Department Store Daycare 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
    -72.5398423
    Latitude
    41.5635303

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    FAQs

    What type of property is this?
    Office units - 1024 SF office suite with private entry.
    Where is this office units located?
    The property is located at 240 Middletown Avenue Unit 121 East Hampton, CT.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Handicap‑accessible private entry and parking; Versatile layout with two spacious rooms, three consultation rooms, a small office area, entryway, and bathroom; High‑traffic location at the junction of Connecticut Routes 16 and 66
    (860) 813-2275
    We can help!
    Listing Contact
    Carl Guild
    Carl Guild
    Real Estate License ID: REB.0791933
    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.

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    240 Middletown Avenue Unit 121, East Hampton, CT 06424
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