West Haven Mixed-Use Investment
For Sale
$595,000
761 Campbell Avenue, West Haven, CT 06516
Two-unit commercial building with income and future use possibilities.
Property Size1,976 SF
Price / SF$249.58
Days on Market111
Property Features for 761 Campbell Avenue
General Information
Standard status
Active
Size
1,976 SF
Property subtype
Commercial
Lease Term
Business Included YNN: No
Building Details
Building Size
1,976 SF
Year Built
1976
Listing Agency:
RE/MAX RISE
(508) 410-5371
Listed By:
Camron Cottam · License #452508574
(508) 410-5371
Source:
Iverty
Added: May 8
Changed: Aug 25
Last Checked: Aug 25 at 5:43AM
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 RE/MAX RISE
Investment Insights
Based on property information with market context.
Located on Campbell Avenue in West Haven, this two-unit commercial building offers a mixed-use investment opportunity. The first floor is occupied by a medical tenant, providing stable tenancy in a visible location with traffic and access to I-95. The second floor generates income through short-term rentals, offering immediate cash flow and multiple future use possibilities. New ownership can continue operating the space as a short-term rental, convert to traditional office use, medical/professional space, office suites, or reconfigure based on business needs and local zoning allowances. The property benefits from street visibility, consistent vehicle traffic, nearby retail and residential density, and commuter accessibility. The property size is 2384 square feet. This property is suited for investors seeking a flexible income-producing asset or owner-users looking for long-term upside in a growing commercial corridor.
Key Highlights
- High‑traffic location on Campbell Avenue with excellent visibility and easy access to I‑95.
- Strong in‑place income from a top‑tier medical tenant on the first floor.
- Second floor generates immediate cash flow through Furnished Finder and Airbnb.
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
$36,518
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
6.14%
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%
$730,360
$730.4K
Cap Rate 7%
$521,686
$521.7K
Cap Rate 9%
$405,756
$405.8K
Market Conditions
NOI Build-Up for 2,384 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
$65.8K $27.60/SF
− Vacancy
−$4.9K −$2.07/SF
EGI
$60.9K $25.53/SF
− OpEx
−$24.3K −$10.21/SF
NOI
$36.5K $15.32/SF
Area
New Haven, CT
Vacancy
7.50%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
40.00%
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%
$730,360
Cap Rate 7%
$521,686
Cap Rate 9%
$405,756
Alternative Uses
Best Use
Healthcare Medical
$521.7K
$456.5K – $608.6K
NOI $36,518 @ 7.0% cap · market cap 6.14%
Second Best
Office B
$516.5K
$452.0K – $602.6K
NOI $36,158 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$766.9K
$671.0K – $894.7K
NOI $53,681 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,669
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-unit commercial building with income and future use possibilities.
Where is this mixed-use property located?
The property is located at 761 Campbell Avenue West Haven, CT.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: High‑traffic location on Campbell Avenue with excellent visibility and easy access to I‑95.; Strong in‑place income from a top‑tier medical tenant on the first floor.; Second floor generates immediate cash flow through Furnished Finder and Airbnb.
