Waterbury East End Commercial
For Sale
$550,000
Pending
212 Frost Rd, Waterbury, CT 06705
Turnkey commercial property with strong income potential in Waterbury, CT.
Property Size3,639 SF
Lot Size0.19 Acres
Days on Market139
Property Features for 212 Frost Rd
General Information
Standard status
Pending
Size
3,639 SF
Lot size
0.19 Acres
Property subtype
Commercial
Building Details
Building Size
3,639 SF
Year Built
1965
Listing Agency:
Regency Real Estate, LLC
(860) 483-1107
Listed By:
Ken Demirs · License #REB.0755676
(860) 483-1107
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 3:04PM
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 Regency Real Estate, LLC
Investment Insights
Based on property information with market context.
Located in the East End of Waterbury, this 3,600 sq. ft. commercial building has operated as a bar/restaurant for over 30 years. It is fully equipped for continued hospitality use and adaptable to various commercial applications. Originally configured as three units, the property features three furnaces, three central air conditioning systems, three electrical panels, and three bathrooms. The space includes a full commercial kitchen, a full basement with multiple walk-in coolers, and an efficient layout suitable for restaurant, bar, or event-driven concepts. Recent upgrades include newer central air conditioning, three newer furnaces, a newer roof, and siding. On-site parking is available for approximately 12 vehicles, with additional street parking. The property offers easy access to I84 and is suitable for owner-operators or investors.
Key Highlights
- Turnkey 3,600 sq. ft. commercial building, previously a successful bar/restaurant for 30+ years
- Fully equipped commercial kitchen and multiple walk‑in coolers in the full basement
- Excellent infrastructure with three furnaces, three central air conditioning systems, three electrical panels, and three bathrooms
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
$34,652
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
6.30%
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%
$693,040
$693.0K
Cap Rate 7%
$495,029
$495.0K
Cap Rate 9%
$385,022
$385.0K
Market Conditions
NOI Build-Up for 3,600 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
$49.7K $13.80/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$46.2K $12.83/SF
− OpEx
−$11.6K −$3.21/SF
NOI
$34.7K $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%
$693,040
Cap Rate 7%
$495,029
Cap Rate 9%
$385,022
Alternative Uses
Best Use
Specialty Retail
$495.0K
$433.2K – $577.5K
NOI $34,652 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$955.3K
$835.9K – $1.11M
NOI $66,874 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
650
Businesses Nearby
14k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Electronics 11%
Citgo
Shops & Services
4,727 visits/mo
0.3 miles
Family Dollar
Shops & Services
4,339 visits/mo
0.5 miles
Enterprise Rent-A-Car
Shops & Services
3,023 visits/mo
0.5 miles
AT&T
Electronics
1,502 visits/mo
0.4 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.
Similar Off Market Nearby
- East Enders Local Cafe — 1719 E Main St, Waterbury, CT 06705
- COOP'S RESTAURANT, BAR & LOUNGE — 1980 E Main St, Waterbury, CT 06705
- McFairlawn Tavern — 216 Frost Rd, Waterbury, CT 06705
- J spot lounge & bar — 1980 E Main St, Waterbury, CT 06705
- Cafe 195 — 195 Meriden Rd, Waterbury, CT 06705
Frequently Asked Questions
What type of property is this?
Bar & Pub - Turnkey commercial property with strong income potential in Waterbury, CT.
Where is this bar & pub located?
The property is located at 212 Frost Rd Waterbury, CT.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Turnkey 3,600 sq. ft. commercial building, previously a successful bar/restaurant for 30+ years; Fully equipped commercial kitchen and multiple walk‑in coolers in the full basement; Excellent infrastructure with three furnaces, three central air conditioning systems, three electrical panels, and three bathrooms
