Restaurant Ready for New
For Sale
$175,000
127 Scott Road, Waterbury, CT 06705
Restaurant available for sale, ready for a new operator.
Property Size1,200 SF
Lot Size1.32 Acres
Price / SF$145.83
Days on Market156
Property Features for 127 Scott Road
General Information
Standard status
Active
Size
1,200 SF
Lot size
1.32 Acres
Property subtype
Commercial
Amenities
Central air
32" Minimum Door Widths
60" Turning Radius
Central Air Cooling
Ceramic Tile Flooring
Gas on Gas Heating
Building Details
Year Built
1986
Listing Agency:
William Raveis Real Estate
(203) 264-8180
Listed By:
ANDY ADAMES
Source:
Corcoran
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 6:51AM
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 William Raveis Real Estate
Investment Insights
Based on property information with market context.
This restaurant property, with a size of 1200 square feet, is available for sale and ready for a new operator to take over. The previous owner is relocating to a larger restaurant. A favorable lease is available. Interested parties must sign a Non-Disclosure Agreement (NDA) to access financial information. The property is suitable for conventional restaurant use.
Key Highlights
- Restaurant is ready for immediate takeover.
- Great lease terms are available.
- Existing restaurant infrastructure in place.
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
$11,551
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
6.60%
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%
$231,020
$231.0K
Cap Rate 7%
$165,014
$165.0K
Cap Rate 9%
$128,344
$128.3K
Market Conditions
NOI Build-Up for 1,200 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
$16.6K $13.80/SF
− Vacancy
−$1.2K −$0.97/SF
EGI
$15.4K $12.83/SF
− OpEx
−$3.9K −$3.21/SF
NOI
$11.6K $9.63/SF
Area
Waterbury, CT
Vacancy
7.00%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
25.00%
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%
$231,020
Cap Rate 7%
$165,014
Cap Rate 9%
$128,344
Alternative Uses
Best Use
Specialty Retail
$165.0K
$144.4K – $192.5K
NOI $11,551 @ 7.0% cap · market cap 6.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$318.4K
$278.6K – $371.5K
NOI $22,291 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
195k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Groceries 33%
Shops & Services 16%
Home Improvements & Furnishings 4%
Stop & Shop
Groceries
43,593 visits/mo
0.3 miles
McDonald's
Dining
36,494 visits/mo
0.2 miles
Aldi
Groceries
20,870 visits/mo
0.3 miles
Starbucks
Dining
17,696 visits/mo
0.2 miles
Dunkin' Donuts
Dining
16,151 visits/mo
0.3 miles
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 Retail 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?
Conventional restaurant - Restaurant available for sale, ready for a new operator.
Where is this conventional restaurant located?
The property is located at 127 Scott Road Waterbury, CT.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Restaurant is ready for immediate takeover.; Great lease terms are available.; Existing restaurant infrastructure in place.
