Medical Sale Leaseback $1,200,000 NOI NNN | 22 Waterville Rd
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Medical Sale Leaseback $1,200,000 NOI NNN 22 Waterville Rd
53,313 SF 100% Leased Office Building Online Auction Sale Avon, CT 06001
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Investment Highlights
- 22 Watervillle Road presents the market a rare opportunity to acquire a 53,313-square-foot asset in the affluent town of Avon, Connecticut.
- Sale Leaseback, $1,200,000 Net Operating Income
- Rich surrounding demographics that include a 5-mile population of over 80,000 residents, over 60% of whom have earned a bachelor's degree or higher.
- Prime location directly adjacent to Route 44, a critical commercial corridor leading into the heart of the dense population center of Hartford.
- Offers access to a rich array of amenities including Walmart Supercenter, Aldi, Whole Foods, Best Buy, Marshalls and more.
Executive Summary
Regions Commercial LLC, in conjunction with Ten-X, is pleased to present 22 Waterville Road. This asset presents the market with a unique opportunity to acquire a value-add premium office property in Avon, Connecticut. The office building, which will be delivered as a Sale Leaseback with $1,200,000 NOI, triple-net lease, totals 53,500 square feet of space on a 3.6-acre parcel. The fully masonry-constructed property highlights a high-end interior with a multi-story atrium-style lobby, open floor plates for the modern build-out, and extensive executive offices with expansive views. The parking lot includes 215 surface parking spaces, more than enough to accommodate the building at full occupancy. 22 Waterville Road is an excellent value-add, investor or owner/user opportunity to acquire a premiere office/medical space with modern amenities with vast lease-up and operational upside.
22 Waterville Road enjoys a prime location in Avon, Connecticut. The parcel resides just off Route 44, the area's primary retail strip and a critical commuter route that connects to the dense population center of Hartford, which is less than 9 miles away. Key retailers that call this commercial corridor home include Walmart Supercenter, Aldi, Whole Foods, Best Buy, Marshalls, and more. Avon offers a thriving suburban community that thrives on the area's high-quality of life driven by the close-knit community, New England charm, and rich natural beauty. Avon offers an affluent demographic portfolio that helps businesses fill their ranks with highly qualified candidates. Within 5 miles of the property, there is a population of over 80,000 residents, earning over $155,000 a year per household. A reported 32% of this population base has earned a bachelor's degree, while another 33% has earned an advanced degree.
Do not miss the opportunity to acquire this premium, connected medical office building with direct access to Downtown Hartford and a highly educated workforce.
Property tours are available by appointment only. Please contact the broker to schedule.
*This is a Sale/Leaseback to Waterville Road, LLC, a business entity owned by Seller and will commence immediately upon sale for a term of 1 year. Lease is a triple-net lease whereby Tenant is responsible for rent of $1,200,000 plus 100% of operating expenses for the duration of the lease. Tenant will escrow 50% of lease amount to Buyer at closing.
22 Waterville Road enjoys a prime location in Avon, Connecticut. The parcel resides just off Route 44, the area's primary retail strip and a critical commuter route that connects to the dense population center of Hartford, which is less than 9 miles away. Key retailers that call this commercial corridor home include Walmart Supercenter, Aldi, Whole Foods, Best Buy, Marshalls, and more. Avon offers a thriving suburban community that thrives on the area's high-quality of life driven by the close-knit community, New England charm, and rich natural beauty. Avon offers an affluent demographic portfolio that helps businesses fill their ranks with highly qualified candidates. Within 5 miles of the property, there is a population of over 80,000 residents, earning over $155,000 a year per household. A reported 32% of this population base has earned a bachelor's degree, while another 33% has earned an advanced degree.
Do not miss the opportunity to acquire this premium, connected medical office building with direct access to Downtown Hartford and a highly educated workforce.
Property tours are available by appointment only. Please contact the broker to schedule.
*This is a Sale/Leaseback to Waterville Road, LLC, a business entity owned by Seller and will commence immediately upon sale for a term of 1 year. Lease is a triple-net lease whereby Tenant is responsible for rent of $1,200,000 plus 100% of operating expenses for the duration of the lease. Tenant will escrow 50% of lease amount to Buyer at closing.
Data Room Click Here to Access
- Operating and Financials
- Purchase Agreement
- Title and Insurance
- Apartment Conversion
- Miscellaneous
Market Analytics Click Here to Access
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Market Sale Price per SF
Hartford - CT USA
Market Cap Rate
Hartford - CT USA
Market Sale Price per SF by Star Rating
1 - 2 Star
3 Star
4 - 5 Star
Market Cap Rate by Star Rating
1 - 2 Star
3 Star
4 - 5 Star
Market Sale Price per SF Distribution
Market Cap Rate Distribution
Financial Summary (Actual - 2025) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
-
|
-
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Sale Type
Investment
Sale Condition
Auction Sale
Property Type
Office
Property Subtype
Medical
Building Size
53,313 SF
Building Class
B
Year Built/Renovated
1985/2024
Percent Leased
100%
Tenancy
Multiple
Building Height
3 Stories
Typical Floor Size
17,771 SF
Slab To Slab
12’
Building FAR
0.34
Lot Size
3.60 AC
Zoning
CPA
Parking
215 Spaces (4.03 Spaces per 1,000 SF Leased)
Amenities
- Controlled Access
- Signage
- Central Heating
- Partitioned Offices
Space Availability
- Space
- Size
- Space Use
- Condition
- Available
| Space | Size | Space Use | Condition | Available |
| 1st Floor | 3,000-17,793 SF | Office | Partial Build-Out | Now |
| 2nd Floor | 3,000-18,614 SF | Office | Partial Build-Out | Now |
| 3rd Floor | 3,000-16,908 SF | Office | Partial Build-Out | Now |
1st Floor
| Size |
| 3,000-17,793 SF |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
2nd Floor
| Size |
| 3,000-18,614 SF |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
3rd Floor
| Size |
| 3,000-16,908 SF |
| Space Use |
| Office |
| Condition |
| Partial Build-Out |
| Available |
| Now |
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1st Floor
| Size | 3,000-17,793 SF |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
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2nd Floor
| Size | 3,000-18,614 SF |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
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3rd Floor
| Size | 3,000-16,908 SF |
| Space Use | Office |
| Condition | Partial Build-Out |
| Available | Now |
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DEMOGRAPHICS
Demographics
1 Mile
3 Mile
5 Mile
2024 Population
2,462
18,976
82,577
2020 Population
2,344
18,357
80,694
2029 Population
2,473
19,006
82,553
2024-2029 Projected Population Growth
0.5%
0.2%
0.0%
Daytime Employees
2,500
13,552
58,511
Total Businesses
349
1,797
7,698
Average Household Income
$183,909
$162,465
$155,419
Median Household Income
$154,573
$136,111
$130,069
Total Consumer Spending
$46.5M
$320.1M
$1.4B
Median Age
47.9
46.1
45.1
2024 Households
1,022
7,484
32,973
Percent College Degree or Above
41%
34%
31%
Average Home Value
$665,896
$487,552
$457,339
$ values in USD
zoning
| Zoning Code | CPA |
| CPA |
PROPERTY TAXES
| Parcel Number | AVON-000015-000000-000450-000022 | Improvements Assessment | $2,751,825 CAD (2024) |
| Land Assessment | $709,219 CAD (2024) | Total Assessment | $3,461,044 CAD (2024) |
PROPERTY TAXES
Parcel Number
AVON-000015-000000-000450-000022
Land Assessment
$709,219 CAD (2024)
Improvements Assessment
$2,751,825 CAD (2024)
Total Assessment
$3,461,044 CAD (2024)
Sale Advisor
Sale Advisor
Michael Guidicelli, CCIM, SIOR, Broker & Owner
(860) 371-7103
Contact
Michael stands at the forefront of the investment real estate market as the esteemed Owner and Power Broker of Regions Commercial, LLC. His firm is renowned for its specialization in the sale of intricate investment properties and providing unparalleled tenant representation services. Michael's expertise is backed by his prestigious designation as a CCIM (Certified Commercial Investment Member), a testament to his deep-rooted knowledge and practical experience in commercial and investment real estate.
Throughout his illustrious career, Michael has played a pivotal role in shaping the landscape of the real estate industry. His dedication and leadership have been instrumental in his decade-long service on the Board of Directors for the Connecticut Chapter of CCIM, including two remarkable years as President (2016 & 2017). Under his stewardship, the chapter witnessed exponential growth, nearly doubling its membership and tripling its net operating income. His exceptional leadership skills were further recognized through his role as Regional Vice President of Region 11, overseeing pivotal chapters across the Northeastern United States.
Michael's commitment to excellence is also evident in his attainment of the SIOR designation from The SOCIETY OF INDUSTRIAL AND OFFICE REALTORS®, marking him as a leading authority in commercial real estate brokerage. His tenure as President of the CT/W. MA SIOR Chapter and his continued role as Immediate Past President highlight his significant contributions and steadfast dedication to the industry.
His outstanding achievements have not gone unnoticed, earning him a spot in the top 40 Under 40 by the Hartford Business Journal, and highlighting his remarkable impact in the field. Furthermore, Michael's academic credentials are equally impressive, with a graduate degree from Harvard Law School's Program on Negotiation, equipping him with unrivaled negotiation skills that benefit his clients immensely.
As a staunch advocate for his clients, Michael offers expert guidance through every step of the real estate transaction process. His commitment to his clients is unparalleled, offering both commission-based and consulting services tailored to meet their unique needs. The opportunity to begin with an initial consultation without obligation is a testament to his client-centered approach, ensuring a comprehensive understanding of their requirements from the outset.
Michael's distinguished career, marked by his leadership roles, prestigious designations, and unwavering dedication to his clients, sets him apart as a leading figure in the investment real estate industry.
Throughout his illustrious career, Michael has played a pivotal role in shaping the landscape of the real estate industry. His dedication and leadership have been instrumental in his decade-long service on the Board of Directors for the Connecticut Chapter of CCIM, including two remarkable years as President (2016 & 2017). Under his stewardship, the chapter witnessed exponential growth, nearly doubling its membership and tripling its net operating income. His exceptional leadership skills were further recognized through his role as Regional Vice President of Region 11, overseeing pivotal chapters across the Northeastern United States.
Michael's commitment to excellence is also evident in his attainment of the SIOR designation from The SOCIETY OF INDUSTRIAL AND OFFICE REALTORS®, marking him as a leading authority in commercial real estate brokerage. His tenure as President of the CT/W. MA SIOR Chapter and his continued role as Immediate Past President highlight his significant contributions and steadfast dedication to the industry.
His outstanding achievements have not gone unnoticed, earning him a spot in the top 40 Under 40 by the Hartford Business Journal, and highlighting his remarkable impact in the field. Furthermore, Michael's academic credentials are equally impressive, with a graduate degree from Harvard Law School's Program on Negotiation, equipping him with unrivaled negotiation skills that benefit his clients immensely.
As a staunch advocate for his clients, Michael offers expert guidance through every step of the real estate transaction process. His commitment to his clients is unparalleled, offering both commission-based and consulting services tailored to meet their unique needs. The opportunity to begin with an initial consultation without obligation is a testament to his client-centered approach, ensuring a comprehensive understanding of their requirements from the outset.
Michael's distinguished career, marked by his leadership roles, prestigious designations, and unwavering dedication to his clients, sets him apart as a leading figure in the investment real estate industry.
About the Auction Platform
Ten-X Commercial is the leading end-to-end digital transaction platform for commercial real estate. With over $26bn sold, Ten-X’s platform empowers brokers, sellers and buyers with data-driven technology and comprehensive marketing tools to expand market visibility and decrease time to close. Ten-X consistently yields trade rates at two times the industry average. Ten-X expedites the entire CRE transaction timeline by enabling brokers and sellers to tap into a digital platform that makes it easy to onboard properties, evaluate the success of complimentary omnichannel marketing campaigns and follow up on the strongest pre-qualified leads. Buyers are precision-matched with properties aligned with their investment goals, with unprecedented access to market analysis and due diligence documents to help them securely acquire properties online, with confidence.
Read More
Auction Contact
Emily Walper
Contact
Auctioneer License:
Ten-X, Inc. Samantha Corbat RE Brkr REB.0790949
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Transaction Fee Schedule
Based on Percentage of Winning Bid Amount.
Winning Bid Amount
Transaction Fee
$0m to < $1m
5.00% ($20,000 min)
$1m to < $3m
3.00%
$3m to < $5m
2.50%
$5m to < $10m
2.25%
$10m to < $15m
2.00%
$15m to < $25m
1.75%
$25m to < $35m
1.50%
$35M to < $45M
1.00%
$45M to < $55M
0.75%
$55M and Up
0.50%
Example Calculation
Winning Bid Amount
$4,000,000
Transaction Fee
$100,000 (2.5%)
Total Purchase Price
$4,100,000
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Medical Sale Leaseback $1,200,000 NOI NNN | 22 Waterville Rd
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