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    The Largest CRE Database in the US with Over 1 Million Listings

    10 Old Waterbury Rd Middlebury, CT 06762

    Sponsored
    For Sale
    $699,900

    4 Family, Units Are Side-by-side - Middlebury, CT

    Property size:
    2,345 SF
    Lot size:
    0.41 Acres
    Days on Market:
    18
    Last Refresh:
    Jan 29 at 10:06 am

    Property Features for 10 Old Waterbury Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Zoning
    R40
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    5
    Bathrooms
    4
    APN
    1194297
    Parking features
    Garage, Garage - Attached, Garage - Detached
    Patio and Porch features
    Porch, Deck
    Exterior features
    Sidewalk, Porch, Deck, Gutters, Garden Area, Lighting
    Basement Y/N
    1
    Size
    2,345 SF
    Lot size
    0.41 Acres

    Utilities

    Heating system
    Baseboard, Electric (Heating), Oil
    Cooling system
    Window Unit(s)

    Building Details

    Year built
    1930
    Building materials
    Vinyl Siding
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Judith Caputo
    Judith Caputo

    Advantage Realty Group (203) 755-4015 x10

    Listing agent Judith Caputo (203) 755-4015

    Listing date Jan 12, 2026

    MLS# 24143678 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Middlebury Four-Unit Investment Opportunity

    This rare opportunity features four units in Middlebury, CT, situated on a 0.41-acre parcel. The property includes a detached, approximately 620-square-foot, one-bedroom single-family home, along with three additional units that have one-car garages underneath, and an in-ground pool. A detached two-car garage and ample off-street parking are available. The property is connected to public water and sewer. Each unit has separate utilities, paid by the tenants. The single-family home uses oil heat, while the three-family unit uses electric heat. Historically, the property has maintained low vacancy rates. Its prime location offers easy access to Route 8 and I-84, making it an attractive area for both tenants and owners. The property is within walking distance of the Middlebury Greenway trails and Hop Brook State Park, which features a lake and hiking trails. This is a perfect opportunity for owner-occupants or investors looking to expand their portfolio. The property is located near top-rated Middlebury schools, Post University, and NVCC, as well as fine dining and shopping.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Middlebury
    County
    New Haven
    State
    Connecticut
    Longitude
    -73.0884041
    Latitude
    41.5408446

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    FAQs

    What type of property is this?
    Quadplex - Four units in Middlebury, CT with low vacancy and prime location.
    Where is this quadplex located?
    The property is located at 10 Old Waterbury Rd Middlebury, CT.
    What is the asking price?
    The asking price for this property is $699,900.
    What are key features of this property?
    This property features: - Four units on one parcel, offering diverse rental income streams or owner-occupancy options.; - Prime location with easy access to Route 8 and I-84.; - In-ground pool and detached garages (2-car and 1-car) provide desirable amenities.
    (203) 509-1151
    Request Owner's contact information
    10 Old Waterbury Rd Middlebury, CT 06762
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    Middlebury, CT 06762
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    10 Old Waterbury Rd Middlebury, CT 06762
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    We can help!
    Listing Contact
    Judith Caputo
    Judith Caputo
    Real Estate License ID: REB.0751026
    (203) 509-1151
    Learn more
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