For Lease

$18.75/sf+ NNN.

Property Type

Retail, Office

Building Size

2,000

Lot Location

Eastern CT, Northern CT

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Centrally located retail/office/food service space on Route 32 (W. Main Street) across from the DMV, minutes from busy Route
6 highway entrance. 2,000 sf, with Front entrance. Located among dozens of major retailers, grocery stores, offices, etc. Close
to Eastern Connecticut State University and the University of Connecticut. Was most recently the Charter/Spectrum offices.
The space consists of front lobby with counter, several offices, open employee break area and one handicapped bathroom.
Additional 2,000 sf is available adjacent to this space at the same lease rate see MLS Listing 170210288. Lease Rate
$18.75/sf+ NNN. Owner is a licensed real estate broker.

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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