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    21-23 Business Park Dr Branford, CT 06405

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    For Lease
    Contact for pricing

    9,320 SF Flex/R&D Lab, fully equipped

    Lot size:
    35,940 SF

    Property Features for 21-23 Business Park Dr

    General Information

    Property type
    Life science properties
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    35,940 SF
    Class
    B

    Building Details

    Year Built
    1983
    Buildings
    1

    Spaces For Lease

    at 21-23 Business Park Dr, Branford, CT 06405 Contact us

    We can help!

    Listing Contact
    J. Richard Lee
    J. Richard Lee

    Listing Agency: O, R&L Commercial Branford Listing Agent: J. Richard Lee

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

    Learn more

    Property Insight Report

    Overview

    This exceptional 9,320-square-foot flex/R&D space is available for lease in a professionally managed building situated in New Haven County. The fully built-out chemistry lab boasts extensive equipment, including five benchtop chemical hoods, two walk-in hoods, and one lower bench hood. Secure chemical storage is in place, complemented by a backup power generator for reliable operation. High-quality lab equipment is included, featuring ovens, Buchi Rotovaps, a Buchi heating bath and pump, and a Bruker Ascend 400 NMR. A comprehensive equipment list is available upon request. This single-building property, built in 1983, sits on 4.7 acres and is zoned IG-2. The minimum divisible space is 9,320 square feet, with a maximum contiguous space of the same size. The total building area encompasses 35,940 square feet, and the property offers ample parking. Its convenient location provides easy access to Yale University (15 minutes) and Tweed Airport (10 minutes), making it an ideal location for research and development businesses. The property is classified as Class B and features multiple tenants.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Branford Insurance Center Insurance Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Branford
    County
    New Haven
    State
    Connecticut
    Longitude
    -72.7708507413
    Latitude
    41.296211741712

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    FAQs

    What type of property is this?
    Life science property - 9,320 SF Flex/R&D Lab, fully equipped
    Where is this life science property located?
    The property is located at 21-23 Business Park Dr Branford, CT.
    What are key features of this property?
    This property features: 9,320 SF of fully built-out lab space available for lease.; Full chemistry lab build-out with five benchtop hoods, two walk-in hoods, and one lower bench hood.; Secure chemical storage and backup power generator.
    (203) 483-2040 Call to check price and availability
    Request Owner's contact information
    21-23 Business Park Dr 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
    21-23 Business Park Dr Branford, CT 06405
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    Contact for Pricing
    Please call us for current price
    and status of this listing J. Richard Lee
    J. Richard Lee
    Real Estate License ID: RES.0766102
    (203) 483-2040 (203) 488-1555
    Learn more
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