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    Updated Office Flex Space Available Title is generated by Realmo AI

    45 Connair Road, Orange, CT 06477

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    For Lease
    $8 SF/Yr $6,333/Mo (calc)

    Modern office flex space near I-95 and Boston Post Road.

    Type:Commercial
    Property size:
    9,500 SF
    Added:
    Dec 4, 2025
    Days on Market:
    164
    Last Refresh:
    Apr 5 at 11:36 pm

    Property Features for 45 Connair Road

    General Information

    Standard status
    Active
    Size
    9,500 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1987

    We can help!

    Listing Contact
    NICK RICHETELLI

    Listing agent NICK RICHETELLI

    Listing office Colonial Properties Inc

    Listing date Dec 4, 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 Colonial Properties Inc

    HighLights

    • Convenient location: Minutes from I‑95 (.7 miles) and Boston Post Road.
    • Flexible suite sizes: Multiple options available, including individual suites or a full floor.
    • Recently updated interiors: Features marble flooring, fresh paint, and high‑quality LED lighting.
    • Suitable for various professional uses: Ideal for professional, administrative, or service‑based businesses.
    • Attractive price point: High‑end finishes available at competitive lease rates.
    • Multiple size options: Lower level (1,800 sq. ft.) and second‑floor suites (2,000 sq. ft., 2,700 sq. ft., and 3,000 sq. ft.).

    Overview

    This modern office flex space is conveniently located just minutes from I-95 (0.7 miles) and Boston Post Road. The building features recently updated interiors with marble flooring, fresh paint, and high-quality LED lighting throughout. Multiple suite sizes are available, offering flexibility for a variety of professional uses. The lower level provides approximately 1,800 square feet. The second floor includes three suites of approximately 2,000 square feet, 2,700 square feet, and 3,000 square feet, which may be leased individually or combined for users seeking a full-floor opportunity. This is a strong option for professional, administrative, or service-based businesses seeking high-end finishes at an attractive price point. The property has a total size of 9,500 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Climate Pros Heating ... HVAC Service Krell Industries LLC Electronics & Wireless Store K&A Engineering Consulting ... Engineering Consultant Orange Executive Offices Real Estate Agency GO Airport Shuttle ... Moving Company

    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
    Orange
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.9952
    Latitude
    41.2478

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    FAQs

    What type of property is this?
    Office units - Modern office flex space near I-95 and Boston Post Road.
    Where is this office units located?
    The property is located at 45 Connair Road Orange, CT.
    What is the lease rate?
    The lease rate is $8 SF/Yr.
    What are key features of this property?
    This property features: Convenient location: Minutes from I‑95 (.7 miles) and Boston Post Road.; Flexible suite sizes: Multiple options available, including individual suites or a full floor.; Recently updated interiors: Features marble flooring, fresh paint, and high‑quality LED lighting.
    (203) 795-8060
    We can help!
    Listing Contact
    NICK RICHETELLI
    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.

    More about this property
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