Turnkey Mixed-Use Building with
For Sale
$1,300,000
140 Grand Street, Waterbury, CT 06702
Mixed-use property with nine apartments and one storefront; fully renovated and zero current vacancy.
Property Size1,900 SF
Price / SF$197.09
Days on Market74
Property Features for 140 Grand Street
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Commercial
Occupancy
100%
Financials
Cap Rate
8.5%
Business Included
Yes
Additional Details
Multifamily Units
9
Building Details
Building Size
1,900 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
Vanguard Private Client Grp
Listed By:
Natalie Zoef · License #RES.0817776
(860) 882-8784
Source:
Iverty
Added: Jun 24
Changed: Sep 5
Last Checked: Sep 5 at 6:55AM
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 Vanguard Private Client Grp
Investment Insights
Based on property information with market context.
140 Grand Street is a fully renovated, turnkey mixed-use building with nine residential apartments and one commercial storefront. The residential units have been extensively renovated with updated interiors and modern finishes, including mini-splits, and the property is presented in ready-to-rent condition. The building is described as well maintained throughout.
The property is located in Waterbury, with the commercial storefront providing an additional income component alongside the residential units. The offering is presented as zero current vacancy with established tenancy in place, and the reported current gross annual income is approximately $171,000.
The seller also cites strong investment fundamentals, including an approximate 8.5 cap, along with a favorable operating expense ratio and low maintenance requirements.
The property is located in Waterbury, with the commercial storefront providing an additional income component alongside the residential units. The offering is presented as zero current vacancy with established tenancy in place, and the reported current gross annual income is approximately $171,000.
The seller also cites strong investment fundamentals, including an approximate 8.5 cap, along with a favorable operating expense ratio and low maintenance requirements.
Key Highlights
- Mixed‑use building with 9 residential apartments and 1 commercial storefront
- Fully renovated interiors throughout the residential units, with mini‑splits included
- Zero current vacancy with established tenancy for residential and commercial space
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
$80,141
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
6.16%
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%
$1,602,820
$1.6M
Cap Rate 7%
$1,144,871
$1.1M
Cap Rate 9%
$890,456
$890.5K
Market Conditions
NOI Build-Up for 6,596 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
$142.5K $21.60/SF
− Vacancy
−$14.2K −$2.16/SF
EGI
$128.2K $19.44/SF
− OpEx
−$48.1K −$7.29/SF
NOI
$80.1K $12.15/SF
Area
Waterbury, CT
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,602,820
Cap Rate 7%
$1,144,871
Cap Rate 9%
$890,456
Alternative Uses
Best Use
Mixed Use
$1.14M
$1.00M – $1.34M
NOI $80,141 @ 7.0% cap · market cap 6.16%
Second Best
Apartment 5plus
$956.4K
$836.8K – $1.12M
NOI $66,946 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,527 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,613
Businesses Nearby
Explore this area
Business Placement
Demographics for 06702, CT
3,882
Population
1,910
Households
2
Avg Household Size
45
Median Age
8%
College-Educated
69%
High-School Grad
0.7 sq mi
ZIP Area
5,546
Density / Sq Mi
$16,198
Median Household Income
$15,833
Median Earnings
$720
Median Rent
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with nine apartments and one storefront; fully renovated and zero current vacancy.
Where is this mixed-use property located?
The property is located at 140 Grand Street Waterbury, CT.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Mixed‑use building with 9 residential apartments and 1 commercial storefront; Fully renovated interiors throughout the residential units, with mini‑splits included; Zero current vacancy with established tenancy for residential and commercial space
