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    Versatile Commercial Building with Parking Title is generated by Realmo AI

    83 Boston Post Rd, Waterford, CT 06385

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    For Sale
    $630,000

    Spacious commercial building ideal for wellness or professional office.

    Type:Commercial
    Property size:
    3,000 SF
    Price / SF:
    $210/SF
    Added:
    May 14, 2026
    Days on Market:
    15
    Last Refresh:
    May 14 at 11:29 pm

    Property Features for 83 Boston Post Rd

    General Information

    Standard status
    Active
    Size
    3,000 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1944

    We can help!

    Listing Contact
    Mary Poola

    Listing agent Mary Poola License #REB.0755915

    Listing office William Raveis Real Estate

    Listing date May 14, 2026

    Source Elliman

    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 William Raveis Real Estate

    HighLights

    • Turn‑key, well‑maintained commercial building with over 3,000 sq. ft. of versatile space.
    • 15 on‑site parking spots.
    • High‑traffic location near bus lines and minutes from the downtown train station.
    • C‑G zoning allows for varied uses, ideal for wellness/professional office needs.
    • Full basement and walk‑up attic for ample storage.
    • Potential for lease agreement with current owner occupant.

    Overview

    This expansive, one-level brick commercial building offers over 3,000 sq.ft. of versatile space. The building is well-maintained, from the roof to the mechanical systems, and is in turn-key condition. The current owner-occupant prefers to secure a lease with the new property owner, with terms to be determined. If a lease is not desired, the exit timeline is negotiable. There are no current leases in place. The property is zoned C-G, allowing for varied uses. It is ideal for wellness or professional office needs, with a back "yoga room" that offers countless options. The location is convenient and has high traffic along bus lines, and is 5-6 minutes to the downtown train station, making it ideal for a work/life combination. It is near shopping, and minutes to EB and L&M Hospital. Reallocation of space for multiple uses appears user-friendly. A full basement and walk-up attic provide ample storage. There are 15 on-site parking spots. The bike score is 45, indicating it is somewhat bikeable. The walk score is 57, indicating it is somewhat walkable. The transit score is 26, indicating some transit options are available.
    Location Intelligence

    Current Use by Public Records

    Gut Well Nutrition ... Medical Clinic Maria Esther Licensed ... Alternative Medicine Practice Massage by Kim ... Alternative Medicine Practice Healing Therapies Thru ... Gym & Fitness Center

    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
    Waterford
    County
    New London
    State
    Connecticut
    Longitude
    -72.121369
    Latitude
    41.341813

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    FAQs

    What type of property is this?
    Office units - Spacious commercial building ideal for wellness or professional office.
    Where is this office units located?
    The property is located at 83 Boston Post Rd Waterford, CT.
    What is the asking price?
    The asking price for this property is $630,000.
    What are key features of this property?
    This property features: Turn‑key, well‑maintained commercial building with over 3,000 sq. ft. of versatile space.; 15 on‑site parking spots.; High‑traffic location near bus lines and minutes from the downtown train station.
    (860) 625-1913
    We can help!
    Listing Contact
    Mary Poola
    Real Estate License ID: REB.0755915
    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.

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