INVESTMENT BRIEF
Pawcatuck (Stonington), Connecticut 06379
CS-5 Convenience Shopping Zone · 1.12-Acre Corner Lot · High-Traffic Corridor
Property sits at the intersection of Liberty St & Voluntown Rd — main corridor between Foxwoods Resort Casino, I-95, and Rhode Island beaches.
| Address | 414 Liberty Street, Pawcatuck, CT 06379 |
| Municipality | Town of Stonington, Connecticut |
| Zoning | CS-5 |
| Lot Size | 1.12 Acres (approx. 48,787 SF) — Corner Lot |
| Frontage | Liberty Street & Voluntown Road Intersection |
| Building | 2 Bed / 1 Bath Colonial (1,063 SF) — Built 1924 |
| Parking | 9 Spaces: 3-Car Detached Garage + 6 Surface |
| Utilities | Public Sewer & Public Water — Connected |
| Heating | Oil Heat / Window A/C |
| Annual Taxes | $2,732 (Assessed Value $196,200) |
| Current Rent | $1,650/Month from Existing Residence |
| List Price | $1,400,000 |
| MLS # | 73487265 (MLS PIN) |
| Expansion | Adjacent ~1-Acre Parcel Potentially Available |
A rare commercially-zoned corner parcel in one of southern Connecticut's most active traffic corridors. Zoned CS-5 (Convenience Shopping), the property permits a broad range of retail, office, service, and residential uses — offering maximum flexibility for owner-operators, developers, and investors alike. An existing income-producing residence provides immediate cash flow while the buyer plans their next move. An adjacent ~1-acre parcel may also be available, creating the potential for a 2+ acre commercially-zoned footprint in this corridor.
GIS Parcel Map — 414 Liberty St (Parcel 1A, 1.12 AC)
| 22,000–23,000+ Vehicles/Day | Traffic count on Liberty Street corridor — higher during summer tourist season when Rhode Island beach traffic surges. |
| Foxwoods Resort Casino | One of the largest casinos in the world is a primary traffic driver — this property sits directly on the main access route. |
| I-95 Access | Direct corridor to I-95, enabling easy access for regional customers and business deliveries. |
| Rhode Island State Line | Minutes from Westerly, RI — property benefits from two-state market draw. |
| Mystic, CT | Approximately 10 minutes to Mystic Seaport and Mystic Aquarium, a major New England tourist destination. |
| Asking Price | $1,400,000 |
| Current Monthly Rent | $1,650 |
| Price per Acre (1.12 ac) | $1,250,000/ac |
| Assessed Value | $196,200 |
| Annual Tax Carry | $2,732 |
| Annual Rental Income | $19,800 |
| Price/SF (land) | $28.68/SF |
| Tax Rate Advantage | Only 0.2% of ask |
CS-5 Definition (Stonington Zoning Regulations, 29th Ed., Effective March 4, 2026): "This zone provides small lot restricted business zones in built up areas. Uses are oriented towards meeting the needs of local residents and visitors for limited retail and service activities." — Section 2.2.2
| Min. Lot Area | 5,000 SF |
| Min. Frontage | 75 ft |
| Min. Front Yard | 10 ft |
| Min. Side Yard | 10 ft |
| Min. Rear Yard | 25% |
| Max Height | 30 ft |
| Max Lot Coverage | 80% |
| Dwelling Type | Minimum Lot Size |
| Single-Family Residence | 10,000 SF |
| Duplex Residence | 20,000 SF |
| USE | PERMIT |
| Bank (less than 5,000 SF) | SPA |
| Bank (5,000 SF or greater) | SUP |
| Community Center | SUP |
| Congregate Living Facility | SUP |
| Elementary or Secondary School | SUP |
| Health Club | SUP |
| Hospital | SUP |
| Housing for the Elderly | SUP |
| Laundromat | SUP |
| Medical Clinic or Health Center | SUP |
| Health Club | SUP |
| Municipal Facility | SPA |
| Office Building (less than 5,000 SF) | SPA |
| Office Building (5,000 SF or greater) | SUP |
| USE | PERMIT |
| Personal Service | SPA |
| Rehabilitation of Existing Buildings | SUP |
| Residence, Single-Family | ZP |
| Residence, Duplex | SPA |
| Residence, Triplex | SPA |
| Residential, Mixed-Use (less than 10 units) | SUP |
| Residential, Mixed-Use (10 units or greater) | SUP |
| Restaurant, Retail | SPA |
| Retail or Wholesale Establishment (less than 5,000 SF) | SPA |
| Retail or Wholesale Establishment (5,000 SF or greater) | SUP |
| Drive-In Window (Accessory) | SUP |
| Home Occupations | ZP |
| Off-Street Parking | ZP/SUP |
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