Updated Duplex with Off-Street
For Sale
$429,999
Pending
1286 East Main Street, Waterbury, CT 06705
Two separate entrances and a fenced yard support practical unit layouts and outdoor space.
Property Size2,724 SF
Days on Market161
Property Features for 1286 East Main Street
General Information
Standard status
Pending
Size
2,724 SF
Property subtype
Multi-Family / 2 Family
Zoning
CG
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,582
Amenities
fenced-in yard
washer and dryer hookups
Yes
Hot Water
10
Window Unit
Walk-up
Not Applicable
Building Details
Year Built
1890
Listing Agency:
Five Stars Realty
(860) 826-8888
Listed By:
Eddie Calderon · License #RES.0820258
(860) 826-8888
Source:
Compass
Added: Mar 24
Changed: Aug 31
Last Checked: Aug 31 at 2:41AM
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 Five Stars Realty
Investment Insights
Based on property information with market context.
This 2,724-square-foot duplex, built in 1890, includes two units with individual entrances. Recent property work includes electrical and plumbing improvements, updated water heaters, separate gas furnaces, a replaced roof, and chimney maintenance. Both residences have newer refrigerators and stoves. An attic area with a bathroom adds finished space, subject to the new owner’s diligence regarding permitted use. The basement provides washer and dryer hookups, while updated front porch and rear stairs or decking complement the exterior. A fenced yard, off-street parking, and front retaining walls are also included.
The property is located on East Main Street in Waterbury’s East End, near I-84, Brass Mill Center, shopping, restaurants, gas stations, and public transportation. The second-floor unit is occupied, and the first-floor unit is available for an owner-occupant or investment use. Zoning is CG.
The property is located on East Main Street in Waterbury’s East End, near I-84, Brass Mill Center, shopping, restaurants, gas stations, and public transportation. The second-floor unit is occupied, and the first-floor unit is available for an owner-occupant or investment use. Zoning is CG.
Key Highlights
- 2,724 SF duplex on East Main Street in Waterbury’s East End
- Two units with separate entrances and individual gas furnaces
- Electrical panels and wiring, plumbing, water heaters, roof, and chimney updated
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
$30,690
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
7.14%
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%
$613,800
$613.8K
Cap Rate 7%
$438,429
$438.4K
Cap Rate 9%
$341,000
$341.0K
Market Conditions
NOI Build-Up for 2,724 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
$47.4K $17.40/SF
− Vacancy
−$3.6K −$1.31/SF
EGI
$43.8K $16.10/SF
− OpEx
−$13.2K −$4.83/SF
NOI
$30.7K $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%
$613,800
Cap Rate 7%
$438,429
Cap Rate 9%
$341,000
Alternative Uses
Best Use
Multifamily LT 5
$438.4K
$383.6K – $511.5K
NOI $30,690 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$395.0K
$345.6K – $460.8K
NOI $27,647 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$722.9K
$632.5K – $843.4K
NOI $50,601 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
847
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate entrances and a fenced yard support practical unit layouts and outdoor space.
Where is this duplex located?
The property is located at 1286 East Main Street Waterbury, CT.
What is the asking price?
The asking price for this property is $429,999.
What are key features of this property?
This property features: 2,724 SF duplex on East Main Street in Waterbury’s East End; Two units with separate entrances and individual gas furnaces; Electrical panels and wiring, plumbing, water heaters, roof, and chimney updated
