Subdividable Retail Building with
For Sale
Contact for pricing
862 Silas Deane Hwy, Wethersfield, CT 06109
A 7,000± SF retail building with on-building signage, subdividable to 3,500 SF and site parking totaling 44 spaces.
Property Size7,000 SF
Lot Size0.53 Acres
Price / SF$135.71
Days on Market160
Property Features for 862 Silas Deane Hwy
General Information
Standard status
Active
Size
7,000 SF
Total Parking Spaces
44
Lot size
0.53 Acres
Property subtype
RETAIL
Zoning
RC
Site & Location
Traffic Count
16,700 vehicles/day
Highway Access
Yes
Road Access
Yes
Amenities
on-building signage
Building Details
Year Renovated
2015
Listing Agency:
O,R&L Commercial, LLC
(860) 721-0033
Listed By:
Robert Gaucher · License #RES.0252460
(860) 841-0774
Source:
Moodyscre
Added: Apr 7
Changed: Aug 8
Last Checked: Sep 13 at 4:57AM
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 O,R&L Commercial, LLC
Investment Insights
Based on property information with market context.
The property is a 7,000± SF commercial retail building on 0.53 acres, offering flexibility for future occupancy. The space is subdividable to 3,500 SF and includes on-building signage. The site provides 25 spaces on-site, with an additional 19 spaces leased for a total of 44 spaces.
It is located on Silas Deane Hwy, with reported traffic of 16,700 ADT. The site is about 1.3 miles to I-91 (exit 24 or 25).
Updates include a new roof, windows, HVAC, and paving completed in 2015. The property is in an RC zone.
It is located on Silas Deane Hwy, with reported traffic of 16,700 ADT. The site is about 1.3 miles to I-91 (exit 24 or 25).
Updates include a new roof, windows, HVAC, and paving completed in 2015. The property is in an RC zone.
Key Highlights
- 7,000± SF commercial retail building in RC zone, with on‑building signage
- Option to subdivide: space can be split to 3,500 SF
- Parking for 25 spaces on site plus rear 19 leased spaces (44 total)
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
$79,115
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
8.33%
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%
$1,582,300
$1.6M
Cap Rate 7%
$1,130,214
$1.1M
Cap Rate 9%
$879,056
$879.1K
Market Conditions
NOI Build-Up for 7,000 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
$126.0K $18.00/SF
− Vacancy
−$13.0K −$1.85/SF
EGI
$113.0K $16.15/SF
− OpEx
−$33.9K −$4.84/SF
NOI
$79.1K $11.30/SF
Area
Hartford, CT
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,582,300
Cap Rate 7%
$1,130,214
Cap Rate 9%
$879,056
Alternative Uses
Best Use
Retail
$1.13M
$988.9K – $1.32M
NOI $79,115 @ 7.0% cap · market cap 8.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.09M
$1.83M – $2.43M
NOI $146,055 @ 7.0% cap · market cap 15.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16,700 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
82k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 35%
Apparel 26%
Shops & Services 26%
Groceries 7%
Burger King
Dining
13,738 visits/mo
0.1 miles
Once Upon A Child
Apparel
12,374 visits/mo
0.4 miles
Dunkin' Donuts
Dining
11,883 visits/mo
0.4 miles
Plato's Closet
Apparel
9,162 visits/mo
0.5 miles
Mobil
Shops & Services
7,042 visits/mo
0.4 miles
Demographics for 06109, CT
27,298
Population
11,833
Households
2.3
Avg Household Size
44
Median Age
54%
College-Educated
95%
High-School Grad
12.3 sq mi
ZIP Area
2,219
Density / Sq Mi
$118,523
Median Household Income
$70,225
Median Earnings
$1,303
Median Rent
$300,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - A 7,000± SF retail building with on-building signage, subdividable to 3,500 SF and site parking totaling 44 spaces.
Where is this retail space located?
The property is located at 862 Silas Deane Hwy Wethersfield, CT.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 7,000± SF commercial retail building in RC zone, with on‑building signage; Option to subdivide: space can be split to 3,500 SF; Parking for 25 spaces on site plus rear 19 leased spaces (44 total)
