Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterbury Two-Family Investment Opportunity Title is generated by Realmo AI

    21 W Farm Street, Waterbury, CT 06704

    View on Map
    Claim this Listing
    For Sale
    $280,000

    MULTI_FAMILY - Waterbury, CT

    Property size:
    2,024 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $138/SF
    Added:
    May 18, 2026
    Days on Market:
    17
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for 21 W Farm Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RM
    Bedrooms
    5
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Basement, Bedroom 1, Bathroom 2
    Basement
    Full
    Standard status
    Active
    Size
    2,024 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    3816

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1900
    Architectural style
    Other

    We can help!

    Listing Contact
    Thelma Flaz-Hernandez

    Listing agent Thelma Flaz-Hernandez

    Listing office mygoodagent 680 Boston Post Road, Suite H, Boca Raton, CT

    Listing date May 18, 2026

    MLS# 24175942 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.

    HighLights

    • Two‑family property: Ideal for investors or owner‑occupants seeking rental income.
    • Value‑add opportunity: Property requires renovation, allowing for customized improvements and increased value.
    • Convenient location: Close to shopping, schools, public transportation, and major routes.
    • Public water and sewer: Benefit from reliable municipal services.
    • Includes 5 bedrooms (Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5).
    • Equipped with window unit(s) for cooling.

    Overview

    This two-family property, located in Waterbury, Connecticut, offers potential for investors or owner-occupants. The property, situated on a 0.08-acre lot, requires renovation, presenting an opportunity for value-add improvements. The building has a size of 2024 square feet. Its zoning is RM. The property is conveniently located near shopping, schools, public transportation, and major routes. Sold as is.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $35.2k $17.40
    − Vacancy −$2.6k −$1.31
    EGI $32.6k $16.10
    − OpEx −$9.8k −$4.83
    NOI $22.8k $11.27
    2,024 SF · lease $17.40/SF/yr · vacancy 7.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $325.8K
    $285.0K – $380.1K (±1% cap)
    NOI $22,803 @ 7.0% cap · market cap 8.14%
    Second Best
    Apartment 5plus
    $293.5K
    $256.8K – $342.4K (±1% cap)
    NOI $20,543 @ 7.0% cap · market cap 7.34%
    Theoretical Best
    Office A
    $537.1K
    $470.0K – $626.6K (±1% cap)
    NOI $37,598 @ 7.0% cap · market cap 13.43%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Waterbury
    County
    New Haven
    State
    Connecticut
    Longitude
    -73.031805
    Latitude
    41.564406

    Nearby Similar for Sale

    • $599,500
      3,027 SF

      Corner-Lot Multifamily with Garage

      Three-unit residential income property with enclosed porches, walk-out basement potential, and a detached three-car garage.
      160 Edson Avenue, Waterbury, CT 06705
      View Details
    • $1,100,000
      15,974 SF

      Retail Shopping Center Strip Mall

      Retail strip mall with stores and rentable lower level.
      1014 Meriden Road, Waterbury, CT 06705
      View Details
    • $599,990
      1,668 SF

      Renovated Multifamily Property in Waterbury

      Completely renovated multifamily property with updated systems and finishes.
      849 Frost Road, Waterbury, CT 06705
      View Details
    • $749,900
      5,200 SF

      Waterbury Multifamily Investment Opportunity

      Six renovated units in two buildings with off-street parking.
      38 Green Street, Waterbury, CT 06708
      View Details
    • $1,149,900
      5,934 SF

      Eleven-Unit Apartment Building For Sale

      Eleven-unit apartment building with recent updates and separately metered utilities.
      133 Hillside Avenue, Waterbury, CT 06710
      View Details
    • $549,900
      3,754 SF

      Permitted Rooming House with Garage

      Fully occupied 14-unit rooming house with a five-bay garage.
      34 Mitchell Avenue, Waterbury, CT 06710
      View Details
    • $299,900
      3,909 SF

      Spacious Two-Family Corner Lot

      Restoration opportunity on a spacious corner lot.
      76 Chapman Avenue, Waterbury, CT 06710
      View Details
    • $750,000
      6,836 SF

      Waterbury Multi-Unit Investment Opportunity

      Well-maintained multi-unit property with income potential in a strong rental market.
      121 Lounsbury Street, Waterbury, CT 06706
      View Details
    • $525,000
      2,938 SF

      Well-Maintained Multifamily Property

      Income-generating three-family home near highway, shopping, and schools.
      41 Diane Terrace, Waterbury, CT 06705
      View Details
    • $350,000
      3,088 SF

      Waterbury Multi-Family Investment Opportunity

      Three-family property with significant upside potential and recent upgrades.
      35 Frederick Street, Waterbury, CT 06710
      View Details
    • $455,000
      2,860 SF

      Well-Maintained Multifamily Home

      Excellent investment opportunity in a sought-after location.
      2784 E Main Street, Waterbury, CT 06705
      View Details
    • $319,900
      2,520 SF

      Well-Maintained Two-Family Property

      Two-family property with income potential and owner-occupant opportunity.
      28 Platt Street, Waterbury, CT 06704
      View Details

    FAQs

    What type of property is this?
    Duplex - Two-family property in Waterbury, CT, ideal for investors.
    Where is this duplex located?
    The property is located at 21 W Farm Street Waterbury, CT.
    What is the asking price?
    The asking price for this property is $280,000.
    What are key features of this property?
    This property features: Two‑family property: Ideal for investors or owner‑occupants seeking rental income.; Value‑add opportunity: Property requires renovation, allowing for customized improvements and increased value.; Convenient location: Close to shopping, schools, public transportation, and major routes.
    (917) 932-6875
    We can help!
    Listing Contact
    Thelma Flaz-Hernandez
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    21 W Farm Street, Waterbury, CT 06704
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!