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    659 Middlebury Rd Middlebury, CT 06762
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    659 Middlebury Rd Middlebury, CT 06762

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    • Investment properties
    • 960 SF
    • 2.64 lot acres
    For Sale
    $449,900
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    Middlebury Commercial Land For Sale For Sale
    $449,900
    2.64 Acres

    Middlebury Commercial Land For Sale

    2.64 acres in Middlebury's retail zone with utilities.

    659 Middlebury Rd, Middlebury, CT 6762
    View Listing
    Property ID
    US15-1235604
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Investment properties

    Property Details for 659 Middlebury Rd

    Year built
    1948
    Lot size
    2.64 lot acres
    Property size
    960 SF
    Zone code
    PO40
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    MIDD M:5-08 L:045
    APU
    MIDDM508L045

    Description

    This exceptional 2.64-acre commercial land parcel, located at 659 Middlebury Road in Middlebury, Connecticut (zip code 06762), presents a unique investment opportunity. Situated in the heart of Middlebury's retail zone, this property boasts a highly desirable location with excellent visibility and accessibility. The site is zoned P.O. 40 Commercial and has previously received approval for the construction of a 7,500+ square foot office building. This significantly reduces the time and cost associated with obtaining necessary permits. The property benefits from readily available city water and sewer services, simplifying development plans. Route 64 provides convenient access, with a daily traffic count exceeding 10,000 vehicles, ensuring high visibility for any future development. The property is offered for sale at $449,900. A ground lease option is also available at $50,000 annually plus taxes. Its proximity to I-84 provides easy access to regional transportation networks, further enhancing its appeal to potential developers and investors. This is an ideal opportunity to capitalize on the strong commercial market in Middlebury, Connecticut. Don't miss this chance to acquire a prime development site in a thriving location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Middlebury
    County
    New Haven
    State
    Connecticut
    Longitude
    -73.1102
    Latitude
    41.5372
    CBSA code
    35300
    CBSA name
    NEW HAVEN-MILFORD, CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $9,623
    $189,900
    $108,400
    $298,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      1157 Southford Rd

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      625 Straits Tpke

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      1,428 SF

      121 Allerton Farms Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,428 SF
      121 Allerton Farms Rd, Middlebury, CT 06762-2830
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      656 Straits Tpke

      OFFICE/RESIDENTIAL (MIXED USE) • 1,403 SF
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      542 Whittemore Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,644 SF
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    Similar Nearby for Sale

    • Contact for pricing

      Middlebury Commercial Property For Sale

      Commercial property available for sale in Middlebury, Connecticut.
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      6,500 SF

      Land Approved for Two-Story Building

      Commercial land approved for a 13,000 SF two-story building.
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      Land For Sale Middlebury

      Land available for sale in Middlebury, Connecticut.
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    • $119,900

      Professional Office Suite For Sale

      Well-located office suite with four private offices in Middlebury, CT.
      390 Middlebury Rd, Middlebury, CT 06762
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    Similar Nearby for Lease

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      Professional Office or Medical Building

      Two-level building suitable for office or medical use.
      472 Middlebury Rd, Middlebury, CT 06762
      View Details
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      400 SF

      Professional Office Space Available

      Office suites available in well-maintained plaza with utilities included.
      900 Straits Tpke, Middlebury, CT 06762
      View Details
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      1,305 SF

      New Industrial Flex Space Available

      New construction industrial flex space for lease with easy access.
      80 Turnpike Dr, Middlebury, CT 06762
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    • $14 SF/Yr
      900 SF

      Flexible Office & Retail Space

      Office and retail spaces available in Middlebury, near I-84.
      750 Straits Tpke, Middlebury, CT 06762
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    • $750 /Mo
      650 SF

      Remodeled Office Space For Rent

      Remodeled 650 square foot office space available for rent.
      1255 Middlebury Rd, Middlebury, CT 06762
      View Details
    • Contact for pricing

      Office Space For Lease

      Office property available for lease.
      765 Straits Tpke, Middlebury, CT 06762
      View Details
    View Listing
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    659 Middlebury Rd
    Middlebury, CT 06762
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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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