For Lease

12.25 NNN

Property Type

Retail, Office

Building Size

2,975

Lot Location

Eastern CT, Northern CT

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Killingly-71 Westcott Rd-Brochure2023

Danielson 2,975 SF Office/retail former medical clinic space, in a General Commercial Zone located 580 feet from I-395 and between routes 12 & 395. Ample parking, (144 spaces) co-tenants include a nail spa, Danielson Pharmacy, Community Health Resources, USDA, and others. Conveniently located right off Exit 38 I-395 and near national credit tenants. Grade level, 10′ clear to bar joist, Ample parking Approximately 144 spaces total, Gas Heat, Next to Danielson Pharmacy, Next to Community Health Resources

12.25 NNN

NNN = $4.60/SF = ($4,177/Mo.)

¨ Zone:  General Commercial

¨ Between Route 12 & I-395

¨ 10′ clear to bar joist

¨ Ample parking Approximately 144 spaces total

¨ Gas Heat

¨ Next to Danielson Pharmacy

¨ Next to Community Health Resources

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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