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    Antique Home Mixed-Use Potential Title is generated by Realmo AI

    27 Middle Quarter Rd, Woodbury, CT 06798

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    Unique mixed-use development opportunity with commercial and residential potential.

    Type:Mixed Use, Multifamily, Office, Retail, Senior Living
    Property size:
    25,000 SF
    Lot size:
    5.20 Acres
    Price / SF:
    $27/SF
    Added:
    Dec 10, 2024
    Days on Market:
    536
    Last Refresh:
    May 12 at 9:03 pm

    Property Features for 27 Middle Quarter Rd

    General Information

    Standard status
    Active
    Size
    25,000 SF
    Lot size
    5.20 Acres
    Property subtype
    Mixed Use, Multifamily, Office, Retail, Senior Living

    Building Details

    Year Built
    1800

    We can help!

    Listing Contact
    Tim Drakeley

    Listing agent Tim Drakeley License #CT REB.0193579

    Listing office Drakeley Real Estate

    Listing date Dec 10, 2024

    Source Crexi

    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 Drakeley Real Estate

    HighLights

    • Unique mixed‑use development opportunity with MQ zoning, allowing up to 25,000 sq ft.
    • Versatile zoning permits a mix of commercial and residential uses (up to 40% residential).
    • Prime in‑town location ideal for various businesses.
    • Two large barns and an antique home (built in 1800) offer character and potential.
    • Suitable soil conditions for development.
    • Seller willing to customize finishing of the gutted house to client specifications.

    Overview

    This antique home with two large barns presents a unique opportunity for mixed-use development. Situated in an in-town location, the property is zoned under Middle Quarter (MQ) regulations, offering versatility for various business ventures. The MQ zoning allows for up to 25000 square feet of development, with a maximum of 40% allocated for residential use. The existing house is currently gutted, and the seller intends to complete the finishing work upon securing a client. The MQ commercial zone provides the flexibility to operate businesses, expand square footage for increased business opportunities, or develop the parcel into a mixed-use property featuring both commercial and residential components. Permitted uses within the Middle Quarter District include retail sales of consumer goods and services, restaurants (excluding fast food and formula food restaurants), business and professional offices, educational, instructional, religious, and charitable institutions, lodging uses, and residential dwelling units integrated within a comprehensive development plan alongside commercial development. Residential uses must be located above the principal commercial use, and the total square footage of all residential uses cannot exceed 40 percent of the total floor area of all uses. The residential uses are constructed at the same time or after the development of the principal area, but never before.
    Property Profile Location Intelligence

    Current Use by Public Records

    Trolley Bed Preserve ... Hiking Area

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Woodbury
    County
    Litchfield
    State
    Connecticut
    Longitude
    -73.2016558
    Latitude
    41.5253568

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    FAQs

    What type of property is this?
    Mixed-use property - Unique mixed-use development opportunity with commercial and residential potential.
    Where is this mixed-use property located?
    The property is located at 27 Middle Quarter Rd Woodbury, CT.
    What is the asking price?
    The asking price for this property is $699,900.
    What are key features of this property?
    This property features: Unique mixed‑use development opportunity with MQ zoning, allowing up to 25,000 sq ft.; Versatile zoning permits a mix of commercial and residential uses (up to 40% residential).; Prime in‑town location ideal for various businesses.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Tim Drakeley
    Real Estate License ID: CT REB.0193579
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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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