147 Westbrook Rd 7,260 SF 97% Leased Office Building Essex, CT 06426 $4,289,160 CAD ($590.79 CAD/SF) 6.67% Cap Rate

Seaport Commercial is pleased to present 147 Westbrook Road, a well-located medical and professional office building in the heart of Essex, Connecticut's desirable Connecticut River shoreline market. This offering presents investors with a stable, income-producing asset anchored by a Middlesex Hospital-affiliated medical practice, with diversified secondary tenancy and modest lease-up upside.
The Anchor Tenant
The property is anchored by MHS Primary Care, Inc., a Middlesex Hospital-affiliated primary care practice occupying 4,704 SF on the first floor. MHS has been in continuous occupancy at this location since 2008 — 17 years and counting — and recently extended its lease through February 2029, with a five-year renewal option carrying it through 2034. This long-term commitment from a hospital-system-affiliated healthcare tenant provides investors with a stable, credit-quality income stream and demonstrates the location's proven track record as a medical office destination.
Diversified Tenant Mix
Beyond MHS, the building includes Jeffrey N. Mehler CFP LLC, a financial planning practice occupying 2,000 SF on the first floor and attic since 2018. The second floor comprises three individual office suites — sharing a common waiting area and bathroom — currently home to Dr. Shanee Stepakoff and Vincent Apicella ("Fish & Tale"), with one suite available for immediate lease-up. In total, the property is 97.3% leased across five suites and four tenants, offering a new owner a diversified rent roll with modest additional upside from the vacant suite.
Financial Overview
The property generated $206,739 in Net Operating Income in 2025 on total gross receipts of $246,151.81, reflecting a 6.67% cap rate at the $3,100,000 asking price. MHS Primary Care and Jeffrey N. Mehler CFP LLC operate under NNN lease structures, reimbursing the landlord pro-rata for real estate taxes and common area expenses, while the smaller second-floor suites operate on gross leases.
Property Details
Built in 1987, the 9,760 SF building sits on a 1.83-acre parcel with ample on-site parking. The building features wood-frame/clapboard construction, a gable roof, forced-air gas heat, and central air conditioning throughout. Utilities are served by an on-site well and septic system.
Location & Market
147 Westbrook Road fronts Route 153, a well-traveled commercial corridor connecting Essex to neighboring Deep River and the broader Connecticut shoreline, with convenient access to Route 9 and I-95. Essex is one of Connecticut's most desirable small towns — known for its historic Main Street village, marinas, and strong boating culture — with a median household income of $104,395 (roughly 9% above the state average) and a AA+/Aa2-rated, fiscally healthy municipal tax base. Health Care and Social Assistance is Essex's second-largest employment sector, underscoring sustained local demand for medical office space.
The property is within easy reach of major regional demand drivers, including General Dynamics Electric Boat in Groton (~25–30 minutes), Mystic Seaport and Mystic Aquarium (~30–35 minutes), Foxwoods Resort Casino and Mohegan Sun (~35–40 minutes), and Amtrak/Shore Line East rail service in Old Saybrook (~10 minutes). New Haven and Hartford are each approximately 40–50 minutes away, placing the property within commuting range of two of Connecticut's largest employment centers.
Investment Highlights
Anchored by a Middlesex Hospital-affiliated medical practice in continuous occupancy since 2008, with a lease recently extended through 2029 (plus option to 2034)
Stable, diversified income across 4 tenants and 5 total suites
97.3% leased with modest lease-up upside on one available suite
Prime Route 153 location in downtown Essex, CT, with strong visibility and accessibility
NNN lease structure on the two largest tenancies (MHS and Mehler)
Located in a fiscally strong, high-income Connecticut shoreline community
Prospective purchasers are encouraged to conduct independent due diligence, including verification of lease terms, flood zone designations, and financial information contained herein.