Updated Duplex with Two-Car
For Sale
$350,000
215 Boyden St, Waterbury, CT 06704
Corner-lot two-family property with a detached garage and multiple major systems replaced within the past five years.
Property Size1,805 SF
Days on Market8
Property Features for 215 Boyden St
General Information
Standard status
Active
Size
1,805 SF
Total Parking Spaces
2
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Building Size
1,805 SF
Year Built
1909
Buildings
1
Listing Agency:
Regency Real Estate, LLC
(203) 910-8618
Listed By:
Lynn LaForme · License #RES.0763972
(203) 910-8618
Source:
Elliman
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 20 at 10:08AM
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.
Built in 1909, this duplex is arranged as a two-family home on a corner lot elevated above the surrounding street. The property includes a detached two-car garage and has received updates that retain its older-home character while adding practical convenience. The roof, siding, gutters, gas furnaces, and hot water heaters are all less than 5 years old.
Located at 215 Boyden St in Waterbury, the property offers access to shopping, restaurants, hospitals, schools, public transportation, and major commuter routes. WalkScore is 62, TransitScore is 37, and BikeScore is 25. The two-family configuration may suit an owner-occupant or an investor seeking residential income property.
Located at 215 Boyden St in Waterbury, the property offers access to shopping, restaurants, hospitals, schools, public transportation, and major commuter routes. WalkScore is 62, TransitScore is 37, and BikeScore is 25. The two-family configuration may suit an owner-occupant or an investor seeking residential income property.
Key Highlights
- Duplex on a corner lot at 215 Boyden St, Waterbury, CT 06704
- Detached two‑car garage
- Roof, siding, gutters, gas furnaces, and hot water heaters all less than 5 years old
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
$20,336
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
5.81%
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%
$406,720
$406.7K
Cap Rate 7%
$290,514
$290.5K
Cap Rate 9%
$225,956
$226.0K
Market Conditions
NOI Build-Up for 1,805 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
$31.4K $17.40/SF
− Vacancy
−$2.4K −$1.31/SF
EGI
$29.1K $16.10/SF
− OpEx
−$8.7K −$4.83/SF
NOI
$20.3K $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%
$406,720
Cap Rate 7%
$290,514
Cap Rate 9%
$225,956
Alternative Uses
Best Use
Multifamily LT 5
$290.5K
$254.2K – $338.9K
NOI $20,336 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$261.7K
$229.0K – $305.3K
NOI $18,320 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$479.0K
$419.1K – $558.8K
NOI $33,530 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
447
Businesses Nearby
Explore this area
Business Placement
Demographics for 06704, CT
27,300
Population
12,987
Households
2.1
Avg Household Size
34
Median Age
14%
College-Educated
78%
High-School Grad
8.1 sq mi
ZIP Area
3,370
Density / Sq Mi
$47,848
Median Household Income
$33,090
Median Earnings
$1,202
Median Rent
$178,500
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 - Corner-lot two-family property with a detached garage and multiple major systems replaced within the past five years.
Where is this duplex located?
The property is located at 215 Boyden St Waterbury, CT.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Duplex on a corner lot at 215 Boyden St, Waterbury, CT 06704; Detached two‑car garage; Roof, siding, gutters, gas furnaces, and hot water heaters all less than 5 years old
