BD-Zoned Downtown Office
For Sale
Contact for pricing
54 Wall St, New Haven, CT 06511
BD-zoned office building with access to New Haven’s Superior and County court houses.
Property Size9,000 SF
Price / SF$194.75
Days on Market332
Property Features for 54 Wall St
General Information
Standard status
Active
Size
9,000 SF
Property subtype
OFFICE
Zoning
BD
Building Details
Buildings
1
Building Size
9,000 SF
Listing Agency:
Coldwell Banker Realty | Branford
(203) 623-4422
Listed By:
Joe Scarpellino · License #RES.0803802
(203) 623-4422
Source:
Moodyscre
Added: Sep 24, 2025
Changed: Aug 15
Last Checked: Aug 20 at 9:11AM
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 Coldwell Banker Realty | Branford
Investment Insights
Based on property information with market context.
This BD-zoned office building at 54 Wall St in New Haven offers a practical downtown footprint for office users. The property contains 8,986 SF of office space and is positioned for direct day-to-day access to key civic destinations.
The building is in New Haven’s Central Business District (BD) zone. Permitted uses listed include offices, banks, hotels, theaters, specialty stores, business services, and government buildings. Its setting supports accessibility needs, with immediate access to both the Superior and County Court Houses and approximately one block to the historic New Haven Green.
With its central zoning and office-oriented size, the building may fit organizations looking for a location close to government services and downtown activity.
The building is in New Haven’s Central Business District (BD) zone. Permitted uses listed include offices, banks, hotels, theaters, specialty stores, business services, and government buildings. Its setting supports accessibility needs, with immediate access to both the Superior and County Court Houses and approximately one block to the historic New Haven Green.
With its central zoning and office-oriented size, the building may fit organizations looking for a location close to government services and downtown activity.
Key Highlights
- 8,986 SF office building
- BD (Central Business District) zoning
- Permitted uses include offices and government buildings
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
$136,289
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
7.79%
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%
$2,725,780
$2.7M
Cap Rate 7%
$1,946,986
$1.9M
Cap Rate 9%
$1,514,322
$1.5M
Market Conditions
NOI Build-Up for 8,986 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
$237.2K $26.40/SF
− Vacancy
−$55.5K −$6.18/SF
EGI
$181.7K $20.22/SF
− OpEx
−$45.4K −$5.06/SF
NOI
$136.3K $15.17/SF
Area
New Haven, CT
Vacancy
23.40%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$2,725,780
Cap Rate 7%
$1,946,986
Cap Rate 9%
$1,514,322
Alternative Uses
Best Use
Office B
$1.95M
$1.70M – $2.27M
NOI $136,289 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.89M
$2.53M – $3.37M
NOI $202,340 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,513
Businesses Nearby
Explore this area
Business Placement
Demographics for 06511, CT
55,879
Population
24,579
Households
2.3
Avg Household Size
29
Median Age
48%
College-Educated
91%
High-School Grad
5.8 sq mi
ZIP Area
9,634
Density / Sq Mi
$56,300
Median Household Income
$34,409
Median Earnings
$1,534
Median Rent
$313,400
Median Home Value
Market
Vacancy Rate% for Office in New Haven, CT
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - BD-zoned office building with access to New Haven’s Superior and County court houses.
Where is this office building located?
The property is located at 54 Wall St New Haven, CT.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 8,986 SF office building; BD (Central Business District) zoning; Permitted uses include offices and government buildings
