Turn-Key Multifamily Portfolio
701 S Main St, Waterbury, CT 06706
Call to check price and availability
25-unit portfolio with strong cash flow and upside potential.
Type:Multifamily
Property size:
14,720 SFPrice / SF:
$183/SF- Added:
- Feb 11, 2026
- Days on Market:
- 102
- Last Refresh:
- Mar 17 at 1:15 pm
Property Features for 701 S Main St
General Information
- Standard status
- Active
- Size
- 14,720 SF
- Property subtype
- Multifamily
Building Details
- Year Built
- 1900
Listing agent Amanda Faroni-Sheehan License #REB.0793328 CT
Listing office OXFORD REALTY (203) 314-4219
Listing date Feb 11, 2026
Source Crexi
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
HighLights
- Strong in‑place cash flow with upside potential due to below‑market rents and value‑add commercial spaces.
- Turn‑key portfolio opportunity including six buildings with a total of 25 units (23 residential, 2 commercial) on three adjacent parcels.
- Five of six buildings feature separate, tenant‑paid utilities (electric heat, hot water, and cooking).
- Extensively renovated buildings, including new vinyl siding, replacement windows, updated interiors, upgraded electrical systems, rebuilt porches, and newer roofs (2017).
- Diverse unit mix: (6) four‑bed, (11) three‑bed, and (6) two‑bed apartments.
- Ample off‑street parking (over 20 spaces) and convenient location with easy access to I‑84 and Route 8.
Overview
This turn-key portfolio opportunity is located in Waterbury's South End and offers strong in-place cash flow with upside. The sale includes three adjacent parcels comprising six buildings with a total of 25 units: 23 residential apartments and two commercial spaces. The residential unit mix consists of six four-bed units, eleven three-bed units, and six two-bed units. Five of the six buildings feature separate, tenant-paid utilities, all electric heat, hot water, and cooking. Building 701 includes six apartments with owner-paid gas heat only, while electric and hot water remain tenant-paid. Five of the six buildings have completed the City of Waterbury de-leading program and have been extensively renovated, including new vinyl siding, replacement windows, updated interiors, upgraded electrical systems, rebuilt porches, and newer roofs (2017). Most apartments offer hardwood flooring, expansive layouts, and updated kitchens and baths. The portfolio has demonstrated historically low vacancy and a strong tenant base. A common coin-operated laundry room is in Building 691 and is available to all tenants. The two commercial units have separate utilities and present a value-add opportunity, as they require full renovation. The properties offer ample off-street parking, with over 20 combined parking spaces. The location provides convenient access to I-84 and Route 8. Many rents remain below market, providing significant upside potential through continued stabilization and rent increases. The property size is 14720 square feet.
Financial Insights
Value Estimation Calculated for Apartment 5plus
Conservative
$1.66M
NOI $149,400 @ 9.00% cap · cautious / downside scenario
Moderate
$2.13M
NOI $149,400 @ 7.00% cap · market / base-case scenario
Aggressive
$2.99M
NOI $149,400 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Apartment 5plus
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $291.5k | $19.80 |
| − Vacancy | −$19.8k | −$1.35 |
| EGI | $271.6k | $18.45 |
| − OpEx | −$122.2k | −$8.30 |
| NOI | $149.4k | $10.15 |
14,720 SF · lease $19.80/SF/yr · vacancy 6.80% · expense 45.00%
Alternative Use Scenarios
Best Use
Apartment 5plus
$2.13M
$1.87M – $2.49M
NOI $149,400 @ 7.0% cap · market cap 5.53%
Second Best
Retail
$1.78M
$1.56M – $2.07M
NOI $124,452 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$3.91M
$3.42M – $4.56M
NOI $273,439 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Retail space
Location Insight
- Map
- Local Demand
- City
- Waterbury
- County
- New Haven
- State
- Connecticut
- Longitude
- -73.0375864
- Latitude
- 41.5463836
Nearby Similar for Sale
FAQs
What type of property is this?
Apartment building - 25-unit portfolio with strong cash flow and upside potential.
Where is this apartment building located?
The property is located at 701 S Main St Waterbury, CT.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: Strong in‑place cash flow with upside potential due to below‑market rents and value‑add commercial spaces.; Turn‑key portfolio opportunity including six buildings with a total of 25 units (23 residential, 2 commercial) on three adjacent parcels.; Five of six buildings feature separate, tenant‑paid utilities (electric heat, hot water, and cooking).
