Two-Family Home with Basement
For Sale
$369,000
Pending
106 Edin Avenue, Waterbury, CT 06706
Spacious two-unit residence with full walk-out basement, walk-up attic, double-wide paved driveway, and enclosed porches.
Property Size2,184 SF
Days on Market120
Property Features for 106 Edin Avenue
General Information
Standard status
Pending
Size
2,184 SF
Total Parking Spaces
8
Property subtype
2 Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
full basement with separate walk-out entrance
walk-up attic
enclosed porches
private backyard
custom-built shed with portable toilet and sink
Building Details
Year Built
1940
Tenancy
Multi
Listing Agency:
Larracuente & Johnson Realty, LLC
Listed By:
Lucy Larracuente-Johnson · License #REB.0756556
(203) 913-2844
Source:
Lockandkeyre
Added: May 9
Changed: Aug 8
Last Checked: Jul 23 at 5:33AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Larracuente & Johnson Realty, LLC
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers generous living space with two nearly identical apartment layouts. The first-floor unit includes a spacious living room, formal dining room, eat-in kitchen with stainless steel appliances, washer and dryer, and a large pantry with custom built cabinetry and storage shelves. It features two bedrooms, a full bathroom, and both front and rear enclosed porches. The second-floor unit mirrors the arrangement with a spacious living room, formal dining room, eat-in kitchen with washer and dryer, a large pantry, two generously sized bedrooms, and a full bathroom.
Additional improvements include a full basement with a separate walk-out entrance and a walk-up attic that could support additional storage or future expansion. Outside, the property features a huge private backyard and a custom-built shed equipped with a portable toilet and sink. A double-wide paved driveway bordered by an attractive stone wall provides parking for at least eight vehicles.
Conveniently located close to major highways, shopping, restaurants, and medical facilities, the home is positioned for everyday accessibility while maintaining a comfortable residential feel.
Additional improvements include a full basement with a separate walk-out entrance and a walk-up attic that could support additional storage or future expansion. Outside, the property features a huge private backyard and a custom-built shed equipped with a portable toilet and sink. A double-wide paved driveway bordered by an attractive stone wall provides parking for at least eight vehicles.
Conveniently located close to major highways, shopping, restaurants, and medical facilities, the home is positioned for everyday accessibility while maintaining a comfortable residential feel.
Key Highlights
- Two‑family residence (Year Built 1940) with a spacious layout on both the first and second floors
- Full basement with separate walk‑out entrance plus walk‑up attic for storage or potential future expansion
- Double‑wide paved driveway with parking for at least 8 vehicles, bordered by a stone wall
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
$24,606
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
6.67%
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%
$492,120
$492.1K
Cap Rate 7%
$351,514
$351.5K
Cap Rate 9%
$273,400
$273.4K
Market Conditions
NOI Build-Up for 2,184 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
$38.0K $17.40/SF
− Vacancy
−$2.9K −$1.31/SF
EGI
$35.2K $16.10/SF
− OpEx
−$10.5K −$4.83/SF
NOI
$24.6K $11.27/SF
Area
Waterbury, CT
Vacancy
7.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$492,120
Cap Rate 7%
$351,514
Cap Rate 9%
$273,400
Alternative Uses
Best Use
Multifamily LT 5
$351.5K
$307.6K – $410.1K
NOI $24,606 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$316.7K
$277.1K – $369.4K
NOI $22,166 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$579.6K
$507.1K – $676.2K
NOI $40,570 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 06706, CT
14,699
Population
5,907
Households
2.5
Avg Household Size
36
Median Age
16%
College-Educated
77%
High-School Grad
3.8 sq mi
ZIP Area
3,868
Density / Sq Mi
$51,770
Median Household Income
$32,375
Median Earnings
$1,233
Median Rent
$171,400
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?
Duplex - Spacious two-unit residence with full walk-out basement, walk-up attic, double-wide paved driveway, and enclosed porches.
Where is this duplex located?
The property is located at 106 Edin Avenue Waterbury, CT.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two‑family residence (Year Built 1940) with a spacious layout on both the first and second floors; Full basement with separate walk‑out entrance plus walk‑up attic for storage or potential future expansion; Double‑wide paved driveway with parking for at least 8 vehicles, bordered by a stone wall
