Industrial Tool Shop with
For Sale
$500,000
112 Porter Street, Waterbury, CT 06708
Former tool shop offers office space and industrial area with multiple garage doors and updated building components.
Property Size12 SF
Price / SF$143.55
Days on Market50
Property Features for 112 Porter Street
General Information
Standard status
Active
Size
12 SF
Property subtype
Commercial
Zoning
IG
Additional Details
Highway Access
Yes
Building Details
Building Size
12 SF
Year Built
1900
Listing Agency:
Lamacchia Realty
Listed By:
Stephen Briotti · License #REB.0789298
(203) 509-3194
Source:
Iverty
Added: Jul 21
Changed: Sep 8
Last Checked: Sep 8 at 5:02AM
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 Lamacchia Realty
Investment Insights
Based on property information with market context.
This former tool shop is offered in top condition inside and out and includes office space plus industrial space for day-to-day operations. The property features a newer gas furnace, newer windows and doors, and four overhead garage doors: two 8' doors and two 12' doors, supporting service and loading needs within the industrial area.
Located in Waterbury’s South Leonard area with easy highway access and close proximity to other established businesses, the site is positioned for convenient customer and operational access. The property is listed as IG zoned, which aligns with a range of industrial service uses.
The current configuration consists of approximately 974 square feet of office space and approximately 2,509 square feet of industrial space, providing a practical split between administrative work and shop/production functions.
Located in Waterbury’s South Leonard area with easy highway access and close proximity to other established businesses, the site is positioned for convenient customer and operational access. The property is listed as IG zoned, which aligns with a range of industrial service uses.
The current configuration consists of approximately 974 square feet of office space and approximately 2,509 square feet of industrial space, providing a practical split between administrative work and shop/production functions.
Key Highlights
- Former tool shop with 974 SF office space and 2,509 SF industrial space
- IG zoning—suitable for a range of uses including towing, oil delivery, plumbing, electrical, machine shop, or body shop
- Updated building components including newer windows and doors and a brand new gas furnace
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
$39,556
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
7.91%
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%
$791,120
$791.1K
Cap Rate 7%
$565,086
$565.1K
Cap Rate 9%
$439,511
$439.5K
Market Conditions
NOI Build-Up for 3,483 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
$66.9K $19.20/SF
− Vacancy
−$6.0K −$1.73/SF
EGI
$60.9K $17.47/SF
− OpEx
−$21.3K −$6.12/SF
NOI
$39.6K $11.36/SF
Area
Waterbury, CT
Vacancy
9.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$791,120
Cap Rate 7%
$565,086
Cap Rate 9%
$439,511
Alternative Uses
Best Use
Flex RnD
$565.1K
$494.5K – $659.3K
NOI $39,556 @ 7.0% cap · market cap 7.91%
Second Best
Warehouse
$455.6K
$398.7K – $531.6K
NOI $31,894 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$924.3K
$808.8K – $1.08M
NOI $64,700 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
713
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 06708, CT
30,345
Population
13,061
Households
2.3
Avg Household Size
38
Median Age
22%
College-Educated
84%
High-School Grad
9.4 sq mi
ZIP Area
3,228
Density / Sq Mi
$63,705
Median Household Income
$40,515
Median Earnings
$1,275
Median Rent
$196,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Former tool shop offers office space and industrial area with multiple garage doors and updated building components.
Where is this flex space located?
The property is located at 112 Porter Street Waterbury, CT.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Former tool shop with 974 SF office space and 2,509 SF industrial space; IG zoning—suitable for a range of uses including towing, oil delivery, plumbing, electrical, machine shop, or body shop; Updated building components including newer windows and doors and a brand new gas furnace
