Versatile Mixed-Use Commercial
For Sale
$750,000
703 Boston Post Road, West Haven, CT 06516
Retail, office, or warehouse space on busy Route 1.
Property Size5,000 SF
Price / SF$150
Days on Market134
Property Features for 703 Boston Post Road
General Information
Standard status
Active
Size
5,000 SF
Zoning
RB
Building Details
Year Built
1945
Stories
1
Listing Agency:
Richard Morse Real Estate, LLC
Listed By:
Richard A Morse
(203) 435-4215
Source:
Capmarkrealty
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 2 at 6:21PM
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 Richard Morse Real Estate, LLC
Investment Insights
Based on property information with market context.
This mixed-use commercial property is located on Boston Post Road (US Route 1), also known as Orange Avenue, in an RB zone that permits a wide range of uses, including a mix of commercial and residential. The property features 101 feet of frontage on a busy section of US Route 1, near the edge of the University of New Haven campus. Large plate glass windows provide visibility for businesses. Traffic counts in the area are approximately 20,000 cars per day. The building offers almost 5,000 square feet of space, with roughly half of it heated and air-conditioned. The remaining half is unheated space with an overhead door and loading ramp. The finished side includes two half baths. A video surveillance system is in place. There are two parking lots with a total of 10 parking spots. The property has city water and sewer access. The property is somewhat walkable (walk score 69), somewhat bikeable (bike score 38) and has some transit options (transit score 37).
Key Highlights
- High‑traffic location on Boston Post Rd (US Rt 1) with 20,000 cars per day.
- Rare sewer access, unlike most of Boston Post Rd.
- Versatile RB zoning allows for retail, office, warehouse, or mixed‑use commercial/residential.
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
$69,000
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
9.20%
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%
$1,380,000
$1.4M
Cap Rate 7%
$985,714
$985.7K
Cap Rate 9%
$766,667
$766.7K
Market Conditions
NOI Build-Up for 5,000 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
$120.0K $24.00/SF
− Vacancy
−$9.6K −$1.92/SF
EGI
$110.4K $22.08/SF
− OpEx
−$41.4K −$8.28/SF
NOI
$69.0K $13.80/SF
Area
New Haven, CT
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,380,000
Cap Rate 7%
$985,714
Cap Rate 9%
$766,667
Alternative Uses
Best Use
Office B
$1.08M
$947.9K – $1.26M
NOI $75,834 @ 7.0% cap · market cap 10.11%
Second Best
Retail
$1.03M
$902.5K – $1.20M
NOI $72,198 @ 7.0% cap · market cap 9.63%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,586 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
985
Businesses Nearby
Explore this area
Business Placement
Demographics for 06516, CT
55,584
Population
21,884
Households
2.5
Avg Household Size
38
Median Age
29%
College-Educated
88%
High-School Grad
10.8 sq mi
ZIP Area
5,147
Density / Sq Mi
$73,566
Median Household Income
$41,123
Median Earnings
$1,389
Median Rent
$265,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail, office, or warehouse space on busy Route 1.
Where is this mixed-use property located?
The property is located at 703 Boston Post Road West Haven, CT.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: High‑traffic location on Boston Post Rd (US Rt 1) with 20,000 cars per day.; Rare sewer access, unlike most of Boston Post Rd.; Versatile RB zoning allows for retail, office, warehouse, or mixed‑use commercial/residential.
