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    Waterfront Commercial Property Development Opportunity Title is generated by Realmo AI

    990 Naugatuck Ave, Milford, CT 06461

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    Two adjacent waterfront parcels ideal for development in Milford, CT.

    Type:Land
    Property size:
    21,418 SF
    Lot size:
    8.03 Acres
    Added:
    Oct 20, 2020
    Days on Market:
    2055
    Last Refresh:
    May 19 at 8:45 pm

    Property Features for 990 Naugatuck Ave

    General Information

    Standard status
    Active
    Size
    21,418 SF
    Lot size
    8.03 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Jon Angel

    Listing agent Jon Angel License #REB.0755898

    Listing office Angel Commercial LLC

    Listing date Oct 20, 2020

    Source Crexi

    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 Angel Commercial LLC

    HighLights

    • Prime waterfront location on the Housatonic River, ideal for development.
    • Two adjacent parcels totaling 8.03 acres, featuring 2.32 acres vacant and 5.71 acres with existing buildings.
    • Located within the Housatonic Design District (HDD Zone) allowing for diverse commercial uses.
    • Existing structures offer 21,418 sq ft in three buildings and can be renovated or demolished.
    • Excellent accessibility to major transportation: I‑95, Merritt Parkway, Metro‑North Train, and CT Transit bus.
    • Proximity to Linwood Park, Marriott Residence Inn, Ocean State Job Lot, McDonald's, and Dunkin'.

    Overview

    Two adjacent waterfront parcels are available for sale, presenting a development opportunity within the Housatonic Design District (HDD Zone) in Milford, CT. The offering includes 2.32 acres of vacant land at 0 Naugatuck Avenue and 5.71 acres at 990 Naugatuck Avenue, which contains three commercial buildings totaling 21,418 square feet constructed in 1920. The existing buildings can be renovated or demolished. The HDD Zone permits various uses, including industrial, office, computer centers, vocational training schools, restaurants, self-storage facilities, and scientific & research laboratories. Hotels and motels may be permitted with a special permit. The property is located along the Housatonic River, near Linwood Park, Marriott Residence Inn, Ocean State Job Lot, McDonald's, and Dunkin'. It offers accessibility to I-95 (1.4 miles to Exit 33), the Merritt/Wilbur Cross Parkway connector (4 miles), the Stratford Metro-North Train Station (3 miles), and the CT Transit bus stop at the corner of Bridgeport Avenue and Lansdale Avenue (1 mile).
    Property Profile Location Intelligence

    Current Use by Public Records

    Recycling Inc of Milford Waste Management Facility COASTAL SANITATION, INC Waste Management Facility

    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
    Milford
    County
    New Haven
    State
    Connecticut
    Longitude
    -73.1074567
    Latitude
    41.2145471

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    FAQs

    What type of property is this?
    Commercial land - Two adjacent waterfront parcels ideal for development in Milford, CT.
    Where is this commercial land located?
    The property is located at 990 Naugatuck Ave Milford, CT.
    What are key features of this property?
    This property features: Prime waterfront location on the Housatonic River, ideal for development.; Two adjacent parcels totaling 8.03 acres, featuring 2.32 acres vacant and 5.71 acres with existing buildings.; Located within the Housatonic Design District (HDD Zone) allowing for diverse commercial uses.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Jon Angel
    Real Estate License ID: REB.0755898
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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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    990 Naugatuck Ave, Milford, CT 06461
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