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    Tolland Mixed-Use Investment Opportunity Title is generated by Realmo AI

    284 Merrow Road, Tolland, CT 06084

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    For Sale
    $599,900

    Mixed-use property near highway and UConn with rental income potential.

    Type:Commercial
    Property size:
    5,280 SF
    Lot size:
    6.25 Acres
    Price / SF:
    $113/SF
    Added:
    Dec 15, 2025
    Days on Market:
    158
    Last Refresh:
    Apr 5 at 9:13 pm

    Property Features for 284 Merrow Road

    General Information

    Standard status
    Active
    Size
    5,280 SF
    Lot size
    6.25 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1986

    We can help!

    Listing Contact
    DAN KEUNE

    Listing agent DAN KEUNE License #REB.0751273

    Listing office Campbell-Keune Realty Inc

    Listing date Dec 15, 2025

    Source Corcoran

    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 Campbell-Keune Realty Inc

    HighLights

    • Income‑generating property with two residential apartments and two commercial office spaces.
    • Potential for owner‑occupancy with existing rental income streams.
    • Seller willing to consider holding a first mortgage with 25% down.
    • Convenient location: 3 minutes from the highway and 10 minutes from UCONN.
    • Apartment 201 features a newer kitchen, fireplace, cathedral ceiling, and covered deck.
    • Includes a 2‑car garage for additional rental income.

    Overview

    Located in Tolland, Connecticut, this mixed-use property is situated 3 minutes from the highway and 10 minutes from the University of Connecticut. The property features a second floor with two modern apartments, each with private entrances. Apartment 201 includes two bedrooms, a newer kitchen, a dining room, a living room with a fireplace, a cathedral ceiling, and a slider to a covered deck. Apartment 202 also has two bedrooms and a large living room with a cathedral ceiling. The first floor contains two separate rental units of office space that can be combined. One unit features two offices, a conference room, and a half bath. The other unit includes a 29x25 office, three additional flexible-use rooms, and a bath. A two-car garage on the property offers additional rental income potential. Rents include all utilities and maintenance. The landlord currently uses both commercial spaces for his businesses; one will relocate prior to closing, and the other will be leased for one year, then transition to a month-to-month agreement with a 60-day notice requirement. The property presents an investment or owner-occupied opportunity.
    Property Profile Location Intelligence

    Current Use by Public Records

    R C Medical Medical Supply Store

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tolland
    County
    Tolland
    State
    Connecticut
    Longitude
    -72.3487
    Latitude
    41.8573

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property near highway and UConn with rental income potential.
    Where is this mixed-use property located?
    The property is located at 284 Merrow Road Tolland, CT.
    What is the asking price?
    The asking price for this property is $599,900.
    What are key features of this property?
    This property features: Income‑generating property with two residential apartments and two commercial office spaces.; Potential for owner‑occupancy with existing rental income streams.; Seller willing to consider holding a first mortgage with 25% down.
    (860) 872-2023
    We can help!
    Listing Contact
    DAN KEUNE
    Real Estate License ID: REB.0751273
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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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