Triplex with Detached
For Sale
$525,000
Pending
176 Brewer Street, East Hartford, CT 06118
MULTI_FAMILY - East Hartford, CT
Property Size2,840 SF
Lot Size0.58 Acres
Days on Market67
Property Features for 176 Brewer Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
I-2
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Basement, Bedroom 4, Bedroom 6
Parking
10
Patio and Porch features
Porch
Exterior features
Shed,Porch,Gutters,Garden Area,Lighting
Fireplace
1
Basement
Full, Dirt Floor, Concrete, Unfinished
Lot features
Level Lot
Elementary school
Joseph O. Goodwin
High school
East Hartford
Directions
Main Street to Brewer Street or Forbes Street to Brewer Street
Standard status
Pending
Size
2,840 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8002
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1840
Architectural style
Other
Listing Agency:
CENTURY 21 AllPoints Realty · Century 21 Real Estate
(860) 646-4525
Listed By:
Theresa Paciga
(860) 604-2763
Added: Jun 7
Changed: Aug 9
Last Checked: Aug 12 at 12:06PM
MLS# 24181693
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.
Well-maintained triplex built in 1840 on an oversized 0.58-acre lot (2,840 SF). The property offers a unit mix of one-bedroom, two-bedroom, and three-bedroom apartments, with vinyl replacement windows. Heating is hot water and cooling is provided by window unit(s). Two units include washer and dryer hookups, while the third unit uses a portable washer plus a solar dryer in the yard. Major improvements include updated electrical breaker panels.
Exterior amenities include a porch, a fireplace, a 1-car detached garage, a separate outbuilding, two driveways, and ample off-street parking. The property is fully occupied by long-term tenants who prefer to stay and are responsible for their own utilities.
Zoned I-2, the home is located near the Glastonbury Line and convenient to employment and amenities including Pratt & Whitney and Rentschler Field. It also offers easy access to I-84, I-91, and Route 2, with Hartford minutes away and New York City and Boston approximately two hours from the property. Public water and public sewer services are available.
Exterior amenities include a porch, a fireplace, a 1-car detached garage, a separate outbuilding, two driveways, and ample off-street parking. The property is fully occupied by long-term tenants who prefer to stay and are responsible for their own utilities.
Zoned I-2, the home is located near the Glastonbury Line and convenient to employment and amenities including Pratt & Whitney and Rentschler Field. It also offers easy access to I-84, I-91, and Route 2, with Hartford minutes away and New York City and Boston approximately two hours from the property. Public water and public sewer services are available.
Key Highlights
- 0.58‑acre triplex lot with 2,840 SF and a build year of 1840
- Zoned I‑2, featuring one-, two-, and three‑bedroom apartment units
- Vinyl replacement windows plus updated electrical breaker panels
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
$41,702
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
7.94%
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%
$834,040
$834.0K
Cap Rate 7%
$595,743
$595.7K
Cap Rate 9%
$463,356
$463.4K
Market Conditions
NOI Build-Up for 2,840 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
$63.0K $22.20/SF
− Vacancy
−$3.5K −$1.22/SF
EGI
$59.6K $20.98/SF
− OpEx
−$17.9K −$6.29/SF
NOI
$41.7K $14.68/SF
Area
Hartford, CT
Vacancy
5.51%
Lease Rate
$22.20 /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%
$834,040
Cap Rate 7%
$595,743
Cap Rate 9%
$463,356
Alternative Uses
Best Use
Multifamily LT 5
$595.7K
$521.3K – $695.0K
NOI $41,702 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$547.4K
$478.9K – $638.6K
NOI $38,315 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$846.5K
$740.7K – $987.6K
NOI $59,257 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Explore this area
Business Placement
Demographics for 06118, CT
26,844
Population
11,656
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
89%
High-School Grad
9.9 sq mi
ZIP Area
2,712
Density / Sq Mi
$75,523
Median Household Income
$40,595
Median Earnings
$1,259
Median Rent
$213,200
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?
Triplex - Triplex zoned I-2 with hot water heating and window A/C, offering one-, two-, and three-bedroom units.
Where is this triplex located?
The property is located at 176 Brewer Street East Hartford, CT.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 0.58‑acre triplex lot with 2,840 SF and a build year of 1840; Zoned I‑2, featuring one-, two-, and three‑bedroom apartment units; Vinyl replacement windows plus updated electrical breaker panels
