17 Berkshire Rd, Newtown, CT 06482

Freestanding Office / Flex Investment Opportunity – Sandy Hook (Newtown), Connecticut

$1,350,000 | 7.5% CAP | 1031 Exchange Friendly

Investors and owner-users seeking a stable, well-located asset in the heart of Sandy Hook should take a close look at 17 Berkshire Road. This freestanding office/flex building offers a compelling combination of location, income stability, functional layout, and future optionality—qualities that are increasingly difficult to find in today’s market.

Constructed in 1988 and situated on 1.01 acres, the property totals approximately 7,500 rentable square feet and is currently configured as 5,000 RSF of professional office space and 2,500 RSF of industrial/flex space. The layout has proven highly adaptable and attractive to professional and construction-related users who value visibility, access, and operational efficiency.

The office component is well laid out with numerous private offices, a reception area, and three handicap-accessible restrooms, making it functional for a wide range of professional users. The building is fully HVAC-served with central air conditioning, providing year-round comfort for staff and clients alike. A Generac backup generator adds a layer of operational reliability that is rarely found in buildings of this size—an increasingly important feature for businesses that cannot afford downtime.

The industrial/flex portion includes three overhead doors, propane gas heat, and 400-amp, 208/120-volt, 3-phase power, supporting light industrial, service, or contractor-oriented uses. This combination of office and flex functionality significantly broadens the tenant base and enhances long-term leasing resilience.

The property enjoys 151 linear feet of frontage on Berkshire Road (Route 34), a major east-west corridor connecting Newtown and Oxford. Visibility is excellent, access is straightforward, and the site benefits from 36 on-site surface parking spaces, an unusually generous ratio that supports both staff and client traffic. Additionally, a planned I-84 / Route 34 interchange improvement is expected to further enhance accessibility and long-term desirability.

From an investment perspective, the property is fully leased, producing $5,156 per month on a NNN basis, offering immediate and predictable cash flow. The tenants are established, professional construction-related businesses with good credit, drawn to the property’s flexibility, infrastructure, and location. At the asking price of $1,350,000, the offering reflects a 7.5% capitalization rate, providing a competitive yield in a market where quality, stabilized assets remain in high demand.

Zoned Business & Professional Office (BPO), the property permits office use by right and also allows for one- or two-family residential use, subject to special exception approval. This zoning flexibility provides meaningful long-term optionality—whether for continued income production, partial owner-occupancy, or future conversion, as market conditions evolve.

Sandy Hook is widely regarded for its historic character, scenic setting, and strong community identity, while still offering immediate proximity to I-84. This location provides efficient access to Danbury, Waterbury, Hartford, and the greater New York metro area—making it an ideal base for businesses serving regional markets. In short, it delivers the balance tenants want: small-town appeal with big-market connectivity.

Closing to be determined by completion of a 1031 Exchange, making this property particularly attractive to exchange buyers seeking a clean, stabilized replacement asset with reliable income from day one.

If you are looking for a well-maintained, fully leased, freestanding office/flex building with strong fundamentals and future upside, 17 Berkshire Road deserves your attention.

For additional information or to schedule a private tour, please contact J. Michael Struna at 203-733-129 or Chris Cosio at 203-524-8635 - NOTE: This is an exclusive offering of Advantage Realty Inc. Buyer’s agent participation is welcomed, with compensation to be provided by the Buyer under a separate agreement.