Mixed-Use Property
For Sale
$850,000
669 East Main St, Waterbury, CT 06702
Two connected properties combine commercial storefronts with residential rental units under CG zoning.
Property Size7,371 SF
Price / SF$115.32
Days on Market178
Property Features for 669 East Main St
General Information
Standard status
Active
Size
7,371 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
4
Building Details
Year Built
1928
Buildings
2
Listing Agency:
Oxford Realty
Listed By:
Amanda Faroni-Sheehan · License #REB.0793328
(203) 314-4219
Source:
Themialeteam
Added: Mar 17
Changed: Sep 8
Last Checked: Sep 9 at 10:15PM
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 mixed-use package combines two properties on East Main Street. The offering at 669 East Main Street contains two commercial units and four residential units, while 651 East Main Street contributes two additional commercial storefronts. Together, the buildings provide both commercial and residential space within one offering.
The properties are positioned along a busy commercial corridor in Waterbury with exposure to steady traffic and access to major highways, public transportation, shopping, and local amenities. Separate utilities support distinct occupancy arrangements, and the commercial spaces may accommodate retail, office, or service-oriented businesses as supported by the existing configuration. The property record identifies 1928 as the year built and CG as the zoning designation.
The properties are positioned along a busy commercial corridor in Waterbury with exposure to steady traffic and access to major highways, public transportation, shopping, and local amenities. Separate utilities support distinct occupancy arrangements, and the commercial spaces may accommodate retail, office, or service-oriented businesses as supported by the existing configuration. The property record identifies 1928 as the year built and CG as the zoning designation.
Key Highlights
- Four commercial spaces and four residential units across two East Main Street properties
- 669 East Main Street includes 2 commercial units and 4 residential units
- 651 East Main Street adds 2 commercial storefronts
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
$74,812
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
8.80%
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%
$1,496,240
$1.5M
Cap Rate 7%
$1,068,743
$1.1M
Cap Rate 9%
$831,244
$831.2K
Market Conditions
NOI Build-Up for 7,371 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
$145.9K $19.80/SF
− Vacancy
−$9.9K −$1.35/SF
EGI
$136.0K $18.45/SF
− OpEx
−$61.2K −$8.30/SF
NOI
$74.8K $10.15/SF
Area
Waterbury, CT
Vacancy
6.80%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,496,240
Cap Rate 7%
$1,068,743
Cap Rate 9%
$831,244
Alternative Uses
Best Use
Mixed Use
$1.28M
$1.12M – $1.49M
NOI $89,558 @ 7.0% cap · market cap 10.54%
Second Best
Apartment 5plus
$1.07M
$935.2K – $1.25M
NOI $74,812 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $136,924 @ 7.0% cap · market cap 16.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,681
Businesses Nearby
Explore this area
Business Placement
Demographics for 06702, CT
3,882
Population
1,910
Households
2
Avg Household Size
45
Median Age
8%
College-Educated
69%
High-School Grad
0.7 sq mi
ZIP Area
5,546
Density / Sq Mi
$16,198
Median Household Income
$15,833
Median Earnings
$720
Median Rent
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two connected properties combine commercial storefronts with residential rental units under CG zoning.
Where is this mixed-use property located?
The property is located at 669 East Main St Waterbury, CT.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four commercial spaces and four residential units across two East Main Street properties; 669 East Main Street includes 2 commercial units and 4 residential units; 651 East Main Street adds 2 commercial storefronts
