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    85 School Ground Rd Branford, CT 06405

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    For Sale
    $799,999

    Well-maintained, renovated office building with expansion potential.

    Property size:
    2,325 SF
    Lot size:
    1.75 Acres

    Property Features for 85 School Ground Rd

    General Information

    Standard status
    Active
    Size
    2,325 SF
    Lot size
    1.75 Acres

    Building Details

    Year built
    1925

    We can help!

    Listing Contact
    Dotty Owens
    Source: Corcoran

    Listing Agency: Sunset Creek Realty, LLC Listing Agent: Dotty Owens

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Branford Office Building on 1.75 Acres

    This well-maintained and renovated office building is situated on 1.75 acres at the corner of School Ground Road and Branford Road, located in the towns of Branford and North Branford. The property offers potential for expansion, subject to Town Hall Zoning Department regulations. The building contains a total of 10 units. The first floor features four renovated units, all of which are currently vacant. The second floor includes five units, with four currently rented and furnished; furnishings can be removed if desired. The building features oil heat and two central air systems. A full walk-out basement is also present. Since 2022, the property has undergone several updates, including a new roof, sewer line, oil tank, bathrooms, and A/C unit. The hot water heater was replaced in 2025, and the electrical system has been updated. The property is serviced by UI, not Eversource, with the utility pole located in North Branford. Water and sewer services are provided by the town of North Branford; the sewer bill is approximately $500. The property is suitable for various uses, including doctors' or medical offices, separate businesses, or general office space. The building size is 2325 square feet.
    Location Intelligence

    Current Use by Public Records

    Professional Driving Co ... Employment Agency Excursionz Magazine, LLC Publishing House

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Branford
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.7709047
    Latitude
    41.3050561

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    FAQs

    What type of property is this?
    Office building - Well-maintained, renovated office building with expansion potential.
    Where is this office building located?
    The property is located at 85 School Ground Rd Branford, CT.
    What is the asking price?
    The asking price for this property is $799,999.
    What are key features of this property?
    This property features: - Prime location at the corner of School Ground Road and Branford Road on 1.75 acres, suitable for various business types (medical offices, separate businesses, office space).; - Ten total units, with renovated and vacant units on the first floor and mostly rented, furnished units on the second floor (furnishings optional).; - Recent significant renovations and updates including a new roof (since 2022), sewer line, oil tank, bathrooms, A/C unit, and hot water heater (2025). Updated electrical system.
    (203) 668-7770
    Request Owner's contact information
    85 School Ground Rd Branford, CT 06405
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    Branford, CT 06405
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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
    85 School Ground Rd Branford, CT 06405
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    We can help!
    Listing Contact
    Dotty Owens
    (203) 668-7770 (203) 453-2145
    Learn more
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