Triplex With Oversized
For Sale
$455,000
2784 East Main Street, Waterbury, CT 06705
Three apartments offer hardwood floors, eat-in kitchens, pantry storage, and washer hookups.
Property Size2,860 SF
Price / SF$159.09
Days on Market166
Property Features for 2784 East Main Street
General Information
Standard status
Active
Size
2,860 SF
Property subtype
Multi-Family / 3 Family
Zoning
RL
Taxes and HOA fees
Annual Taxes
$6,952
Amenities
Yes
Baseboard
16
Ceiling Fans, Window Unit
Storage Space, Access Via Hatch
Basement Hook-Up(s), Hook-Up In Unit 1, Washer/Dryer Some Units
Porch-Enclosed, Porch
Not Applicable
Building Details
Year Built
1920
Listing Agency:
Fercodini Properties, Inc.
(203) 910-0673
Listed By:
Gene Fercodini, Abr,E-Pro,Gri · License #RES.0220489
(203) 910-0673
Source:
Compass
Added: Mar 19
Changed: Aug 30
Last Checked: Aug 30 at 4:09PM
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 Fercodini Properties, Inc.
Investment Insights
Based on property information with market context.
This 1920-built triplex contains 2,860 square feet across three apartments. Each unit includes hardwood flooring, an eat-in kitchen with pantry cabinet storage, and washer hookups. Baseboard heat, ceiling fans, and window units are also noted. The property includes an enclosed porch, additional porch space, off-street parking, and a large private backyard. An oversized two-car garage provides multiple storage areas, while basement storage is accessed through a hatch.
Zoned RL, the property is located at 2784 East Main Street in Waterbury’s East End. Route 84, medical facilities, schools, shopping, and restaurants are nearby, with schools, shopping, and restaurants described as walkable from the property.
Zoned RL, the property is located at 2784 East Main Street in Waterbury’s East End. Route 84, medical facilities, schools, shopping, and restaurants are nearby, with schools, shopping, and restaurants described as walkable from the property.
Key Highlights
- 2,860‑square‑foot triplex with three apartments
- 1920 construction with baseboard heat
- Hardwood floors and eat‑in kitchens in all three apartments
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
$32,222
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
7.08%
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%
$644,440
$644.4K
Cap Rate 7%
$460,314
$460.3K
Cap Rate 9%
$358,022
$358.0K
Market Conditions
NOI Build-Up for 2,860 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
$49.8K $17.40/SF
− Vacancy
−$3.7K −$1.31/SF
EGI
$46.0K $16.10/SF
− OpEx
−$13.8K −$4.83/SF
NOI
$32.2K $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%
$644,440
Cap Rate 7%
$460,314
Cap Rate 9%
$358,022
Alternative Uses
Best Use
Multifamily LT 5
$460.3K
$402.8K – $537.0K
NOI $32,222 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$414.7K
$362.9K – $483.8K
NOI $29,028 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$759.0K
$664.1K – $885.5K
NOI $53,127 @ 7.0% cap · market cap 11.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
518
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three apartments offer hardwood floors, eat-in kitchens, pantry storage, and washer hookups.
Where is this triplex located?
The property is located at 2784 East Main Street Waterbury, CT.
What is the asking price?
The asking price for this property is $455,000.
What are key features of this property?
This property features: 2,860‑square‑foot triplex with three apartments; 1920 construction with baseboard heat; Hardwood floors and eat‑in kitchens in all three apartments
