Updated Two-Family
For Sale
$300,000
48 Silver Street, Waterbury, CT 06705
Fully occupied duplex with separate tenant-paid utilities, refreshed interiors, and practical features for residents.
Property Size1,912 SF
Price / SF$156.90
Days on Market194
Property Features for 48 Silver Street
General Information
Standard status
Active
Size
1,912 SF
Total Parking Spaces
2
Property subtype
Multi-Family / 2 Family
Zoning
CG
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Cap Rate
9.5%
Taxes and HOA fees
Annual Taxes
$4,260
Amenities
laundry hookups
Yes
Hot Air
11
Ceiling Fans, Window Unit
Pull-Down Stairs
Shed
Not Applicable
Building Details
Year Built
1854
Listing Agency:
Century 21 AllPoints Realty
(860) 878-8141
Listed By:
Molly E Sullivan · License #RES.0827053
(860) 878-8141
Source:
Compass
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 9:13AM
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 Century 21 AllPoints Realty
Investment Insights
Based on property information with market context.
Located at 48 Silver Street in Waterbury, this 1,912-square-foot duplex contains two residential units, each configured with 2 bedrooms and 1 bathroom. The property was built in 1854 and is zoned CG. Both units are occupied, and each has separately paid utilities. Interior updates include vinyl flooring, kitchen cabinetry, and hot water heaters, while hot-air heating, ceiling fans, and window units support the existing setup.
The property includes off-street parking for two vehicles, second-floor laundry hookups, a shed, and pull-down attic stairs. Its cul-de-sac setting places the building steps from a walking trail. The reported actual cap rate is 9.5%.
The property includes off-street parking for two vehicles, second-floor laundry hookups, a shed, and pull-down attic stairs. Its cul-de-sac setting places the building steps from a walking trail. The reported actual cap rate is 9.5%.
Key Highlights
- Two‑unit property with 2‑bedroom, 1‑bath layouts
- 1,912 SF building on a 1854 construction date
- Fully occupied with a reported 9.5% actual cap rate
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
$21,542
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
7.18%
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%
$430,840
$430.8K
Cap Rate 7%
$307,743
$307.7K
Cap Rate 9%
$239,356
$239.4K
Market Conditions
NOI Build-Up for 1,912 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
$33.3K $17.40/SF
− Vacancy
−$2.5K −$1.31/SF
EGI
$30.8K $16.10/SF
− OpEx
−$9.2K −$4.83/SF
NOI
$21.5K $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%
$430,840
Cap Rate 7%
$307,743
Cap Rate 9%
$239,356
Alternative Uses
Best Use
Multifamily LT 5
$307.7K
$269.3K – $359.0K
NOI $21,542 @ 7.0% cap · market cap 7.18%
Second Best
Apartment 5plus
$277.2K
$242.6K – $323.4K
NOI $19,406 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$507.4K
$444.0K – $592.0K
NOI $35,517 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
801
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?
Duplex - Fully occupied duplex with separate tenant-paid utilities, refreshed interiors, and practical features for residents.
Where is this duplex located?
The property is located at 48 Silver Street Waterbury, CT.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two‑unit property with 2‑bedroom, 1‑bath layouts; 1,912 SF building on a 1854 construction date; Fully occupied with a reported 9.5% actual cap rate
