Two-Family Duplex With
New
For Sale
$399,900
109 Hartley Drive, Waterbury, CT 06705
Multi-Family For Sale, Units on different Floors, Waterbury, CT
Property Size2,392 SF
Lot Size0.31 Acres
Price / SF$167.18
Days on Market3
Property Features for 109 Hartley Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RS
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Basement, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 5, Bedroom 6, Bedroom 1
Basement
Unfinished, Full
Lot features
Level Lot, On Cul- De- Sac
Elementary school
Per Board of Ed
High school
Per Board of Ed
Directions
Scott Rd to Hartley Drive #109 (Last house on left)
Subdivision
East End
Standard status
Active
Size
2,392 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
9468
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Central Air
Water source
Public
Amenities
rear decks
Building Details
Year built
1968
Architectural style
Other
Listing Agency:
Advantage Realty Group, Inc.
(203) 755-4015
Listed By:
Judith Caputo · License #REB.0751026
(203) 509-1151
Added: Aug 27
Last Checked: Aug 29 at 8:06PM
MLS# 24202603
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 1968 duplex provides 2,392 square feet of living area across two residential levels, with three bedrooms on each floor. The property includes two bathrooms, a basement, central air, hot-water heating, and a newer furnace serving the first floor. Large rear decks extend the living space, while a detached two-car garage and carport provide covered vehicle storage.
Set on a 0.31-acre lot at 109 Hartley Drive in Waterbury, the home occupies a no-through street near the East End and Prospect line. Public water and public sewer serve the property. The RS zoning designation and two-family configuration support its existing residential income use.
Set on a 0.31-acre lot at 109 Hartley Drive in Waterbury, the home occupies a no-through street near the East End and Prospect line. Public water and public sewer serve the property. The RS zoning designation and two-family configuration support its existing residential income use.
Key Highlights
- 2,392 square feet of living area in a two‑family duplex
- Three bedrooms on each residential floor
- 0.31‑acre lot on a no‑through street
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
$26,949
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
6.74%
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%
$538,980
$539.0K
Cap Rate 7%
$384,986
$385.0K
Cap Rate 9%
$299,433
$299.4K
Market Conditions
NOI Build-Up for 2,392 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
$41.6K $17.40/SF
− Vacancy
−$3.1K −$1.31/SF
EGI
$38.5K $16.10/SF
− OpEx
−$11.5K −$4.83/SF
NOI
$26.9K $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%
$538,980
Cap Rate 7%
$384,986
Cap Rate 9%
$299,433
Alternative Uses
Best Use
Multifamily LT 5
$385.0K
$336.9K – $449.2K
NOI $26,949 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$346.8K
$303.5K – $404.6K
NOI $24,278 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$634.8K
$555.4K – $740.6K
NOI $44,434 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
296
Businesses Nearby
Explore this area
Business Placement
Demographics for 06705, CT
27,197
Population
12,222
Households
2.2
Avg Household Size
38
Median Age
18%
College-Educated
86%
High-School Grad
5.6 sq mi
ZIP Area
4,857
Density / Sq Mi
$53,169
Median Household Income
$41,327
Median Earnings
$1,165
Median Rent
$177,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-level income property with three bedrooms per residence, central air, decks, and public utilities.
Where is this duplex located?
The property is located at 109 Hartley Drive Waterbury, CT.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,392 square feet of living area in a two‑family duplex; Three bedrooms on each residential floor; 0.31‑acre lot on a no‑through street
