14-Unit Apartment Building with
For Sale
$525,000
Pending
34 Mitchell Avenue, Waterbury, CT 06710
Multi-Family For Sale, Units on different Floors, Waterbury, CT
Property Size3,754 SF
Lot Size0.12 Acres
Days on Market159
Property Features for 34 Mitchell Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RO
Bedrooms
14
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 8, Bedroom 9, Bedroom 13, Bathroom 2, Bedroom 7, Bedroom 2, Bedroom 1, Bedroom 6, Basement, Bedroom 4, Bedroom 3, Bedroom 11, Bathroom 1, Bathroom 3, Bedroom 12, Bedroom 14, Bedroom 5, Bedroom 10, Bathroom 4
Parking
7
Basement
Full
Lot features
Level Lot
Elementary school
Driggs
High school
Crosby
Directions
Meet at front door.
Subdivision
Hillside
Standard status
Pending
Size
3,754 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
9156
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Water source
Public
Amenities
hard wired ring cameras
pin code locks
hard wired fire system
coin washers
coin dryers
microwave in each unit
refrigerator in each unit
insulated
garage
Building Details
Year built
1895
Architectural style
Other
Listing Agency:
Coldwell Banker Calabro · Coldwell Banker Real Estate
(860) 529-7007
Listed By:
Lucas Chaves
(203) 715-2772
Added: Apr 2
Changed: Sep 2
Last Checked: Sep 7 at 1:06PM
MLS# 24163790
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.
Investment Insights
Based on property information with market context.
This 3,754-square-foot, 14-unit permitted rooming house was built in 1895 and sits on 0.12 acres in Waterbury. The unit mix includes 12 single rooms, one double room, and one one-bedroom apartment with a full kitchen and private bathroom. Three additional full bathrooms serve the common areas, with one located on each floor. Each unit includes a microwave and refrigerator, while the apartment also has an electric stove.
The property includes a five-bay garage, with four bays rented and one used for storage. Common-area amenities include three coin-operated washers and three coin-operated dryers. Security and building systems include eight hard-wired Ring cameras, pin-code locks, and a hard-wired fire system. Exterior walls and the attic were insulated in 2025, garage doors were replaced in 2024, and a 40-gallon gas water heater was installed in 2025. The property has RO zoning, public water, public sewer, and electric baseboard heating.
The property includes a five-bay garage, with four bays rented and one used for storage. Common-area amenities include three coin-operated washers and three coin-operated dryers. Security and building systems include eight hard-wired Ring cameras, pin-code locks, and a hard-wired fire system. Exterior walls and the attic were insulated in 2025, garage doors were replaced in 2024, and a 40-gallon gas water heater was installed in 2025. The property has RO zoning, public water, public sewer, and electric baseboard heating.
Key Highlights
- 14‑unit permitted rooming house; fully occupied
- Unit mix includes 12 single rooms, 1 double room, and 1 one‑bedroom apartment
- 3,754 square feet on 0.12 acres; built in 1895
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$38,101
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.26%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$762,020
$762.0K
Cap Rate 7%
$544,300
$544.3K
Cap Rate 9%
$423,344
$423.3K
Market Conditions
NOI Build-Up for 3,754 SF
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.
Gross rent
$74.3K $19.80/SF
− Vacancy
−$5.1K −$1.35/SF
EGI
$69.3K $18.45/SF
− OpEx
−$31.2K −$8.30/SF
NOI
$38.1K $10.15/SF
Area
Waterbury, CT
Vacancy
6.80%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$762,020
Cap Rate 7%
$544,300
Cap Rate 9%
$423,344
Alternative Uses
Best Use
Apartment 5plus
$544.3K
$476.3K – $635.0K
NOI $38,101 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$996.2K
$871.7K – $1.16M
NOI $69,734 @ 7.0% cap · market cap 13.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,551
Businesses Nearby
Explore this area
Business Placement
Demographics for 06710, CT
11,056
Population
4,515
Households
2.4
Avg Household Size
32
Median Age
15%
College-Educated
71%
High-School Grad
1.0 sq mi
ZIP Area
11,056
Density / Sq Mi
$42,774
Median Household Income
$33,880
Median Earnings
$1,135
Median Rent
$219,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully occupied permitted rooming house with shared amenities, on-site laundry, and controlled access features.
Where is this apartment building located?
The property is located at 34 Mitchell Avenue Waterbury, CT.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 14‑unit permitted rooming house; fully occupied; Unit mix includes 12 single rooms, 1 double room, and 1 one‑bedroom apartment; 3,754 square feet on 0.12 acres; built in 1895
