# 85 School Ground Road, Branford, CT 06405 > **TL;DR:** 0bd/2ba commercial, $699,000 ($301/sqft), built 1925, 2,325 sqft. > A/C. Est. $3,739/mo. Listed 69 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $699,000 | | Price/sqft | $301 | | Bathrooms | 2 full | | Square Feet | 2,325 | | Year Built | 1925 | | Lot Size | 76,230 sqft (1.75 acres) | | Stories | 2 | | Property Type | Commercial (Other) | | Status | Active | | Days on Market | 69 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,535 | | Estimated Insurance | $204 | | **Total** | **$3,739** | ## Key Amenities - A/C ## Property Highlights - Built in 1925 - 1.75 acre lot - 2 stories - 10 parking spaces ## Description ### Agent Description **A RARE INVESTMENT & MIXED-USE OPPORTUNITY WITH EXCEPTIONAL POTENTIAL!** Situated on **1.75 acres at the highly visible corner of School Ground Road & Branford Road**, this unique property straddles **Branford & North Branford** and offers an exceptional combination of **INCOME POTENTIAL, FLEXIBLE SPACE & FUTURE POSSIBILITIES!** The property's versatile configuration offers numerous possibilities: **Residential, Professional or Individual Office Spaces, Medical Offices, or a combination of Residential & Commercial uses**, subject to municipal approvals. **INCOME POTENTIAL IS ALREADY IN PLACE!** The 1st Fl features **4 RENOVATED UNITS**, currently vacant, furnished & ready for occupancy or leasing. The 2nd Fl has **5 UNITS, 4 UNITS ARE CURRENTLY RENTED**. Some units are furnished. The basement offers an additional office, walk-out access & an Overhead Door for convenient deliveries. Excellent **FUTURE POTENTIAL**. According to information obtained from the Branford & North Branford Zoning Depts., the property was originally zoned Residential. Buyers may wish to explore opportunities under the **NEW MIXED-USE Guidelines** that became effective July 1, 2026. Possible expansion of the existing building and/or additional development of this 1.75-acre site, subject to all municipal approvals. The Seller has drawings, maps & information regarding zoning discussions & possibilities previously explored by the former owner for expansion. **EXTENSIVE IMPROVEMENTS HAVE ALREADY BEEN MADE!** Major systems updated/replaced between 2022-2025 include a **NEW ROOF, NEW OIL TANK, 2 NEW CENTRAL A/C SYSTEMS, NEW SEWER LINE, 2 NEW BATHROOMS, HOT WATER HEATER & ELECTRICAL SYSTEM UPDATES.** UI provides electricity; North Branford provides water & sewer. Because the property crosses town lines, there are 2 tax bills: **85 School Ground Rd., Branford & 3 Branford Rd., North Branford.** The Taxes reported above are from Branford. Total Taxes are over $8,000 annually. A small portion appears to be in a Flood Zone; the owner has not maintained Flood Insurance. One of the parties to the LLC has an active real estate license ## Location - **Address:** 85 School Ground Road, Branford, CT 06405 - **County:** New Haven ## Listing Agent - **Name:** Dotty Owens - **Brokerage:** Sunset Creek Realty, LLC - **Broker Phone:** 203-453-2145 ## Photos ![85 School Ground Road - Photo 1](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f2699786528r.jpg) ![85 School Ground Road - Photo 2](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f902834729r.jpg) ![85 School Ground Road - Photo 3](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f3759534008r.jpg) ![85 School Ground Road - Photo 4](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f2886549404r.jpg) ![85 School Ground Road - Photo 5](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1970909588r.jpg) ![85 School Ground Road - Photo 6](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f3834933601r.jpg) ![85 School Ground Road - Photo 7](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f2670008204r.jpg) ![85 School Ground Road - Photo 8](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f4284776468r.jpg) ![85 School Ground Road - Photo 9](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1891309622r.jpg) ![85 School Ground Road - Photo 10](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f690203467r.jpg) ![85 School Ground Road - Photo 11](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1737417343r.jpg) ![85 School Ground Road - Photo 12](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f479932176r.jpg) ![85 School Ground Road - Photo 13](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f789274399r.jpg) ![85 School Ground Road - Photo 14](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f2487432666r.jpg) ![85 School Ground Road - Photo 15](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f109351797r.jpg) ![85 School Ground Road - Photo 16](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f2485465856r.jpg) ![85 School Ground Road - Photo 17](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1008817409r.jpg) ![85 School Ground Road - Photo 18](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1883218138r.jpg) ![85 School Ground Road - Photo 19](http://lh.rdcpix.com/349100470591a75759060b58430216a4l-f1224092599r.jpg) --- **MLS#:** 24190375 | **Updated:** 2026-10-25 **Source:** listhub *Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://staging.propertysimple.ai/listing/85-school-ground-road-branford-ct-06405-fe603600d76f495c864af7ee3b4347ca) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://staging.propertysimple.ai/listing/85-school-ground-road-branford-ct-06405-fe603600d76f495c864af7ee3b4347ca#listing", "url": "https://staging.propertysimple.ai/listing/85-school-ground-road-branford-ct-06405-fe603600d76f495c864af7ee3b4347ca", "name": "85 School Ground Road, Branford, CT 06405", "description": "**A RARE INVESTMENT & MIXED-USE OPPORTUNITY WITH EXCEPTIONAL POTENTIAL!** Situated on **1.75 acres at the highly visible corner of School Ground Road & Branford Road**, this unique property straddles **Branford & North Branford** and offers an exceptional combination of **INCOME POTENTIAL, FLEXIBLE SPACE & FUTURE POSSIBILITIES!** The property's versatile configuration offers numerous possibilities: **Residential, Professional or Individual Office Spaces, Medical Offices, or a combination of Residential & Commercial uses**, subject to municipal approvals. **INCOME POTENTIAL IS ALREADY IN PLACE!** The 1st Fl features **4 RENOVATED UNITS**, currently vacant, furnished & ready for occupancy or leasing. The 2nd Fl has **5 UNITS, 4 UNITS ARE CURRENTLY RENTED**. Some units are furnished. The basement offers an additional office, walk-out access & an Overhead Door for convenient deliveries. Excellent **FUTURE POTENTIAL**. According to information obtained from the Branford & North Branford Zoning Depts., the property was originally zoned Residential. Buyers may wish to explore opportunities under the **NEW MIXED-USE Guidelines** that became effective July 1, 2026. Possible expansion of the existing building and/or additional development of this 1.75-acre site, subject to all municipal approvals. The Seller has drawings, maps & information regarding zoning discussions & possibilities previously explored by the former owner for expansion. **EXTENSIVE IMPROVEMENTS HAVE ALREADY BEEN MADE!** Major systems updated/replaced between 2022-2025 include a **NEW ROOF, NEW OIL TANK, 2 NEW CENTRAL A/C SYSTEMS, NEW SEWER LINE, 2 NEW BATHROOMS, HOT WATER HEATER & ELECTRICAL SYSTEM UPDATES.** UI provides electricity; North Branford provides water & sewer. Because the property crosses town lines, there are 2 tax bills: **85 School Ground Rd., Branford & 3 Branford Rd., North Branford.** The Taxes reported above are from Branford. Total Taxes are over $8,000 annually. A small portion appears to be in a Flood Zone; the owner has not maintained Flood Insurance. 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