For Lease

$50 Per SqFt/Per Year

Property Type

Retail, Office

Building Size

2,550

Lot Location

Central CT, Northern CT

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RL Storrs-1244 Storrs Rd-Brochure

Prime Retail Location in the heart of Downtown UCONN Main shopping district. 2550 sf front facing retail space located in Storrs Commons, directly across the street from E.O. Smith High School and UCONN. High visibility and pedestrian foot traffic. This location benefits from offsite parking lot with 3 ingress/egress. Park and walkup to the space. Other tenants include Starbucks, Hartford Hospital, M&T Bank, and Chang’s Garden. Storrs Commons is wrapped on three sides by Storrs Center. Owner is licensed real estate broker

* $50/SF/yr NNN  NNN = $7.85/SF

* Zone: PB-2 Planned Business District

* Traffic Count: 12,400

*Storrs Center surrounds complex

* Other tenants in this two-building complex include Chang’s Garden, Starbucks, Hartford Healthcare, and M & T Bank

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Lyman Guide

Ways to Financially Analyze a Commercial Real Estate Investment

Commercial real estate (CRE) is a numbers game

So, financial analysis is the foundation for making informed commercial real estate decisions

  • Helps you evaluate financial performance, investment return, property values
  • Helps you arrive at the value of a purchase, compare purchase options

Key measures

  • Net operating income (NOI)
    • NOI = gross income — operating expenses
    • Lenders use this to determine the maximum loan amount they’ll approve
  • Debt-service-coverage ratio (DSCR)
    • DSCR = NOI / annual debt service
    • Tells you the cash flow available to service the property’s debt
    • DSCR of 1.25 or higher normally adequate for a CRE investment
  • Capitalization rate (cap rate)
    • Cap rate = NOI / property’s market value
    • Used to determine the rate of return expected on an investment property
    • Can also calculate a property’s value based on a desired rate of return, using the following formula:
      • Property value = NOI / cap rate
    • Useful for comparing the relative values of alternative CRE investments
    • Higher cap rate generally indicates a higher return, but also, typically, a higher risk
  • Return on Investment (ROI)
    • REI = NOI / amount invested
    • The higher the ROI, the better the investment
  • Cash-on-cash return (CoC)
    • CoC = annual pretax cash flow / total cash invested
    • The higher the CoC return, the better the investment