Fully Occupied
New
For Sale
$450,000
23 Plaza Ave, Waterbury, CT 06710
Three separately metered apartments provide tenant-paid utilities and off-street parking.
Property Size3,245 SF
Lot Size0.10 Acres
Price / SF$138.67
Days on Market4
Property Features for 23 Plaza Ave
General Information
Standard status
Active
Size
3,245 SF
Lot size
0.10 Acres
Property subtype
Multi-Family
Occupancy
100%
Net Operating Income
$30,432
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
3 x 3BR/1BA
Multifamily Units
3
Additional Details
Asking Price
$450,000
Building Details
Year Built
1900
Listing Agency:
Ghent Realty Advisors
Listed By:
Robert Ghent · License #REB0790043
Source:
Themialeteam
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 5 at 10:23AM
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 Ghent Realty Advisors
Investment Insights
Based on property information with market context.
This RM-zoned triplex contains 3,245 square feet across three three-bedroom, one-bath apartments and is fully occupied. The units are separately metered, with tenants paying gas heat, hot water, and electricity. The property also includes off-street parking, a roof installed in 2021, and a 0.10-acre lot. Built in 1900, the multifamily property is located at 23 Plaza Avenue in Waterbury, Connecticut. Downtown Waterbury, Waterbury Hospital, shopping, restaurants, public transportation, and major highways are nearby.
Key Highlights
- Three 3‑bedroom, 1‑bath apartments
- 3,245 SF multifamily building
- Fully occupied triplex
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
$36,560
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
8.12%
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%
$731,200
$731.2K
Cap Rate 7%
$522,286
$522.3K
Cap Rate 9%
$406,222
$406.2K
Market Conditions
NOI Build-Up for 3,245 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
$56.5K $17.40/SF
− Vacancy
−$4.2K −$1.31/SF
EGI
$52.2K $16.10/SF
− OpEx
−$15.7K −$4.83/SF
NOI
$36.6K $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%
$731,200
Cap Rate 7%
$522,286
Cap Rate 9%
$406,222
Alternative Uses
Best Use
Multifamily LT 5
$522.3K
$457.0K – $609.3K
NOI $36,560 @ 7.0% cap · market cap 8.12%
Second Best
Apartment 5plus
$470.5K
$411.7K – $548.9K
NOI $32,935 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$861.1K
$753.5K – $1.00M
NOI $60,279 @ 7.0% cap · market cap 13.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,425
Businesses Nearby
Explore this area
Business Placement
Demographics for 06710, CT
11,056
Population
4,515
Households
2.4
Avg Household Size
32
Median Age
15%
College-Educated
71%
High-School Grad
1.0 sq mi
ZIP Area
11,056
Density / Sq Mi
$42,774
Median Household Income
$33,880
Median Earnings
$1,135
Median Rent
$219,600
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 - Three separately metered apartments provide tenant-paid utilities and off-street parking.
Where is this triplex located?
The property is located at 23 Plaza Ave Waterbury, CT.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Three 3‑bedroom, 1‑bath apartments; 3,245 SF multifamily building; Fully occupied triplex
