Brick Duplex with Private
New
For Sale
$475,000
66 Goff St, Waterbury, CT 06704
Two residences offer separate utilities, off-street parking, and individual outdoor areas.
Property Size2,225 SF
Days on Market2
Property Features for 66 Goff St
General Information
Standard status
Active
Size
2,225 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Amenities
off-street parking
private rear porch
yard
shared breezeway
in-unit laundry
Building Details
Building Size
2,225 SF
Year Built
1957
Buildings
1
Listing Agency:
Oxford Realty
Listed By:
Amanda R. Faroni-Sheehan · License #REB.0793328
(203) 314-4219
Source:
Elliman
Added: Sep 7
Last Checked: Sep 7 at 2:48PM
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 Oxford Realty
Investment Insights
Based on property information with market context.
This well-maintained duplex at 66 Goff St includes two separate residences with private basements and access to a shared breezeway connecting the front and rear yards. The larger unit measures approximately 1,200 SF and includes two bedrooms, a full bath, living room, remodeled eat-in kitchen, dining area, and a partially finished full walk-out basement with kitchenette, bathroom, fireplace, laundry area, and storage or workstation space. The second residence contains approximately 1,025 SF with an in-unit laundry room, pantry, dishwasher, stainless steel appliances, and its own basement area.
Both units have off-street parking, separate utilities, tankless hot water, oil-fired forced hot-air heat, and wall or window AC units. Additional improvements include double-pane windows installed in 2012, storm doors, fire-rated doors, updated electrical, and gutter guards with a transferable warranty. The property is in Waterbury's 06704 area, with a 63 walk score, 31 transit score, and 28 bike score.
Both units have off-street parking, separate utilities, tankless hot water, oil-fired forced hot-air heat, and wall or window AC units. Additional improvements include double-pane windows installed in 2012, storm doors, fire-rated doors, updated electrical, and gutter guards with a transferable warranty. The property is in Waterbury's 06704 area, with a 63 walk score, 31 transit score, and 28 bike score.
Key Highlights
- Two‑unit duplex with approximately 1,200 SF and 1,025 SF residences
- Partially finished full walk‑out basement in the larger unit with kitchenette and full bathroom
- Both units feature separate utilities, tankless hot water, and oil‑fired forced hot‑air heat
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
$25,068
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
5.28%
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%
$501,360
$501.4K
Cap Rate 7%
$358,114
$358.1K
Cap Rate 9%
$278,533
$278.5K
Market Conditions
NOI Build-Up for 2,225 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
$38.7K $17.40/SF
− Vacancy
−$2.9K −$1.31/SF
EGI
$35.8K $16.10/SF
− OpEx
−$10.7K −$4.83/SF
NOI
$25.1K $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%
$501,360
Cap Rate 7%
$358,114
Cap Rate 9%
$278,533
Alternative Uses
Best Use
Multifamily LT 5
$358.1K
$313.4K – $417.8K
NOI $25,068 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$322.6K
$282.3K – $376.4K
NOI $22,583 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$590.5K
$516.7K – $688.9K
NOI $41,332 @ 7.0% cap · market cap 8.70%
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
276
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 - Two residences offer separate utilities, off-street parking, and individual outdoor areas.
Where is this duplex located?
The property is located at 66 Goff St 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: Two‑unit duplex with approximately 1,200 SF and 1,025 SF residences; Partially finished full walk‑out basement in the larger unit with kitchenette and full bathroom; Both units feature separate utilities, tankless hot water, and oil‑fired forced hot‑air heat
