Updated Duplex with Attic
For Sale
$375,000
11 Cossett Street, Waterbury, CT 06704
Multi-Family For Sale, Units on different Floors, Waterbury, CT
Property Size1,804 SF
Lot Size0.07 Acres
Price / SF$207.87
Days on Market46
Property Features for 11 Cossett Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Basement, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Basement
Full
Lot features
Corner Lot
Elementary school
Per Board of Ed
High school
Per Board of Ed
Directions
GPS
Standard status
Active
Size
1,804 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
2882
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1860
Architectural style
Other
Listing Agency:
Weichert, Realtors-On The Mark
(203) 283-1422
Listed By:
Gregorio Santiago · License #RES.0800318
(203) 668-8862
Added: Jul 18
Changed: Aug 30
Last Checked: Sep 1 at 2:06PM
MLS# 24192533
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 two-family duplex contains 1,804 square feet and offers a mix of updated and expandable living areas. The first-floor unit received updates within the past six months, while the second-floor residence includes generous room sizes and access to the attic. The attic adds an extra room and a bathroom tied to the upper-level unit.
Built in 1860 on 0.07 acres, the property is zoned RM and configured with month-to-month occupancy. Window unit cooling serves the building, with public water and public sewer in place. The layout includes five bedrooms, two bathrooms, and a basement, providing a clear two-unit residential configuration with additional attic utility.
Built in 1860 on 0.07 acres, the property is zoned RM and configured with month-to-month occupancy. Window unit cooling serves the building, with public water and public sewer in place. The layout includes five bedrooms, two bathrooms, and a basement, providing a clear two-unit residential configuration with additional attic utility.
Key Highlights
- Two‑family duplex with 1,804 square feet
- First‑floor unit updated within the last 6 months
- Second‑floor unit includes attic access
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
$20,325
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
5.42%
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%
$406,500
$406.5K
Cap Rate 7%
$290,357
$290.4K
Cap Rate 9%
$225,833
$225.8K
Market Conditions
NOI Build-Up for 1,804 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
$31.4K $17.40/SF
− Vacancy
−$2.4K −$1.31/SF
EGI
$29.0K $16.10/SF
− OpEx
−$8.7K −$4.83/SF
NOI
$20.3K $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%
$406,500
Cap Rate 7%
$290,357
Cap Rate 9%
$225,833
Alternative Uses
Best Use
Multifamily LT 5
$290.4K
$254.1K – $338.8K
NOI $20,325 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$261.6K
$228.9K – $305.2K
NOI $18,310 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$478.7K
$418.9K – $558.5K
NOI $33,511 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,337
Businesses Nearby
Explore this area
Business Placement
Demographics for 06704, CT
27,300
Population
12,987
Households
2.1
Avg Household Size
34
Median Age
14%
College-Educated
78%
High-School Grad
8.1 sq mi
ZIP Area
3,370
Density / Sq Mi
$47,848
Median Household Income
$33,090
Median Earnings
$1,202
Median Rent
$178,500
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 - Two-family property with refreshed first-floor living space and flexible attic area connected to the upper unit.
Where is this duplex located?
The property is located at 11 Cossett Street Waterbury, CT.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑family duplex with 1,804 square feet; First‑floor unit updated within the last 6 months; Second‑floor unit includes attic access
