Three-Unit Home with Off-Street
For Sale
$475,000
33 Vista Pl, Waterbury, CT 06708
1927-built triplex with eat-in kitchens and a mix of one- and three-bedroom units.
Property Size2,940 SF
Days on Market9
Property Features for 33 Vista Pl
General Information
Standard status
Active
Size
2,940 SF
Total Parking Spaces
4
Property subtype
Multi Family
Units
Unit Mix
1 x 1BR, 2 x 3BR
Multifamily Units
3
Building Details
Building Size
2,940 SF
Year Built
1927
Buildings
1
Listing Agency:
Tier 1 Real Estate
(203) 592-8887
Listed By:
Stephanie O'Connor
(203) 592-8887
Source:
Elliman
Added: Aug 14
Changed: Aug 21
Last Checked: Aug 22 at 11:16AM
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 Tier 1 Real Estate
Investment Insights
Based on property information with market context.
This 1927-built triplex includes three residential units with bright layouts and eat-in kitchens. Unit 1 is configured with one bedroom, while Units 2 and 3 each have three bedrooms. The property also includes driveway parking for 4 cars and is situated on a dead-end street.
Located at 33 Vista Pl in Waterbury, CT, the property has a Walk Score of 72, identified as Very Walkable. Its Bike Score is 37, or Somewhat Bikeable, and its Transit Score is 39, reflecting Some Transit. The unit configuration and existing parking provide a clear physical profile for evaluating the property as a multifamily asset.
Located at 33 Vista Pl in Waterbury, CT, the property has a Walk Score of 72, identified as Very Walkable. Its Bike Score is 37, or Somewhat Bikeable, and its Transit Score is 39, reflecting Some Transit. The unit configuration and existing parking provide a clear physical profile for evaluating the property as a multifamily asset.
Key Highlights
- Three residential units in a single triplex property
- Unit 1 has 1 bedroom; Units 2 & 3 have 3 bedrooms each
- Eat‑in kitchens in each unit
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
$33,124
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
6.97%
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%
$662,480
$662.5K
Cap Rate 7%
$473,200
$473.2K
Cap Rate 9%
$368,044
$368.0K
Market Conditions
NOI Build-Up for 2,940 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
$51.2K $17.40/SF
− Vacancy
−$3.8K −$1.31/SF
EGI
$47.3K $16.10/SF
− OpEx
−$14.2K −$4.83/SF
NOI
$33.1K $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%
$662,480
Cap Rate 7%
$473,200
Cap Rate 9%
$368,044
Alternative Uses
Best Use
Multifamily LT 5
$473.2K
$414.1K – $552.1K
NOI $33,124 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$426.3K
$373.0K – $497.3K
NOI $29,839 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$780.2K
$682.7K – $910.2K
NOI $54,613 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
540
Businesses Nearby
Explore this area
Business Placement
Demographics for 06708, CT
30,345
Population
13,061
Households
2.3
Avg Household Size
38
Median Age
22%
College-Educated
84%
High-School Grad
9.4 sq mi
ZIP Area
3,228
Density / Sq Mi
$63,705
Median Household Income
$40,515
Median Earnings
$1,275
Median Rent
$196,700
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 - 1927-built triplex with eat-in kitchens and a mix of one- and three-bedroom units.
Where is this triplex located?
The property is located at 33 Vista Pl Waterbury, CT.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Three residential units in a single triplex property; Unit 1 has 1 bedroom; Units 2 & 3 have 3 bedrooms each; Eat‑in kitchens in each unit
