Mixed-Use Three-Unit
For Sale
$500,000
95 Rosette St, New Haven, CT 06519
Includes commercial space, two residential dwellings, and a subdivided lot at Rosette and Dewitt Streets.
Property Size2,776 SF
Price / SF$180.12
Days on Market19
Property Features for 95 Rosette St
General Information
Standard status
Active
Size
2,776 SF
Property subtype
Multi-Family
Zoning
residential
Land
Land Use
mixed-use, multifamily, commercial, residential
Subdividable
Yes
Additional Details
Floor
1
Road Access
Yes
Office Units
1
Building Details
Year Built
1910
Buildings
2
Listing Agency:
Houlihan Lawrence WD
(860) 967-4489
Listed By:
Sam Shagalov (860) 967-4489 (203) 787-6888 · License #RES.0833906
Source:
Ctshorelinehomesforsale
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 28 at 11:13AM
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 Houlihan Lawrence WD
Investment Insights
Based on property information with market context.
This three-unit mixed-use property combines a first-floor commercial space with two residential units. The commercial component measures approximately 1,850 SF and occupies the first floor at the Rosette Street and Dewitt Street intersection. Formerly used as a house of worship, it may accommodate continued commercial use such as a community center, office, or studio, subject to applicable approvals and permitted-use requirements.
The second and third floors contain an updated 4-bedroom, 1-bath apartment of approximately 1,400 square feet. A separate rear dwelling provides an updated 2-bedroom, 1-bath layout within approximately 896 square feet. The property was built in 1910 and includes a subdivided residential building lot. Residential zoning applies to the property, and any conversion or change in use would require municipal approval.
The second and third floors contain an updated 4-bedroom, 1-bath apartment of approximately 1,400 square feet. A separate rear dwelling provides an updated 2-bedroom, 1-bath layout within approximately 896 square feet. The property was built in 1910 and includes a subdivided residential building lot. Residential zoning applies to the property, and any conversion or change in use would require municipal approval.
Key Highlights
- Three‑unit mixed‑use property with one commercial space and two residential units
- First‑floor commercial space measures approximately 1,850 SF
- Updated 4‑bedroom, 1‑bath apartment spans approximately 1,400 square feet
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
$43,480
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
8.70%
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%
$869,600
$869.6K
Cap Rate 7%
$621,143
$621.1K
Cap Rate 9%
$483,111
$483.1K
Market Conditions
NOI Build-Up for 2,776 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
$84.3K $30.36/SF
− Vacancy
−$5.2K −$1.88/SF
EGI
$79.1K $28.48/SF
− OpEx
−$35.6K −$12.81/SF
NOI
$43.5K $15.66/SF
Area
New Haven, CT
Vacancy
6.20%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$869,600
Cap Rate 7%
$621,143
Cap Rate 9%
$483,111
Alternative Uses
Best Use
Multifamily LT 5
$667.5K
$584.1K – $778.8K
NOI $46,725 @ 7.0% cap · market cap 9.35%
Second Best
Apartment 5plus
$621.1K
$543.5K – $724.7K
NOI $43,480 @ 7.0% cap · market cap 8.70%
Theoretical Best
Office A
$893.0K
$781.4K – $1.04M
NOI $62,508 @ 7.0% cap · market cap 12.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,511
Businesses Nearby
Explore this area
Business Placement
Demographics for 06519, CT
15,450
Population
6,424
Households
2.4
Avg Household Size
33
Median Age
20%
College-Educated
77%
High-School Grad
1.8 sq mi
ZIP Area
8,583
Density / Sq Mi
$44,394
Median Household Income
$29,745
Median Earnings
$1,356
Median Rent
$247,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes commercial space, two residential dwellings, and a subdivided lot at Rosette and Dewitt Streets.
Where is this mixed-use property located?
The property is located at 95 Rosette St New Haven, CT.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Three‑unit mixed‑use property with one commercial space and two residential units; First‑floor commercial space measures approximately 1,850 SF; Updated 4‑bedroom, 1‑bath apartment spans approximately 1,400 square feet
