Retail Building with Service
For Sale
Contact for pricing
771 Lakewood Road, Waterbury, CT 06704
Retail building includes a service garage outparcel and offers pylon signage exposure along high-traffic roadways.
Property Size5,568 SF
Price / SF$260.42
Days on Market52
Property Features for 771 Lakewood Road
General Information
Standard status
Active
Size
5,568 SF
Property subtype
Retail, Industrial
Zoning
CA
Building Details
Year Built
1989
Stories
1
Listing Agency:
Godin Property Brokers LLC
Listed By:
Michael Grieder · License #RES.0804179
(203) 577-2277
Source:
Crexi
Added: Jul 25
Changed: Sep 12
Last Checked: Sep 13 at 7:08AM
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 Godin Property Brokers LLC
Investment Insights
Based on property information with market context.
This offering includes a retail building totaling 28,772 SF plus a 5,568 SF service garage outparcel. The property features two large pylon signs along Lakewood Road and Industry Lane, supporting strong site visibility.
The site is reported at 18,000 average daily traffic, providing consistent exposure for retail and service-oriented uses.
The configuration combines a primary retail building with an attached service garage component, offering flexibility for businesses that need both storefront presence and on-site service space.
The site is reported at 18,000 average daily traffic, providing consistent exposure for retail and service-oriented uses.
The configuration combines a primary retail building with an attached service garage component, offering flexibility for businesses that need both storefront presence and on-site service space.
Key Highlights
- 28,772 SF retail building plus 5,568 SF service garage outparcel
- Two large pylon signs on Lakewood Road and Industry Lane
- 18,000 average daily traffic
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
$47,075
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
3.25%
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%
$941,500
$941.5K
Cap Rate 7%
$672,500
$672.5K
Cap Rate 9%
$523,056
$523.1K
Market Conditions
NOI Build-Up for 5,568 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
$73.5K $13.20/SF
− Vacancy
−$6.2K −$1.12/SF
EGI
$67.3K $12.08/SF
− OpEx
−$20.2K −$3.62/SF
NOI
$47.1K $8.45/SF
Area
Waterbury, CT
Vacancy
8.50%
Lease Rate
$13.20 /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%
$941,500
Cap Rate 7%
$672,500
Cap Rate 9%
$523,056
Alternative Uses
Best Use
Retail
$672.5K
$588.4K – $784.6K
NOI $47,075 @ 7.0% cap · market cap 3.25%
Second Best
Industrial
$615.5K
$538.6K – $718.1K
NOI $43,086 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,431 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
227k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 33%
Shops & Services 25%
Groceries 20%
Apparel 17%
Stop & Shop
Groceries
45,091 visits/mo
0.4 miles
T.J. Maxx
Apparel
33,157 visits/mo
0.3 miles
McDonald's
Dining
26,857 visits/mo
0.5 miles
Wendy's
Dining
20,019 visits/mo
0.5 miles
Ocean State Job Lot
Shops & Services
11,947 visits/mo
0.1 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Retail building includes a service garage outparcel and offers pylon signage exposure along high-traffic roadways.
Where is this retail space located?
The property is located at 771 Lakewood Road Waterbury, CT.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 28,772 SF retail building plus 5,568 SF service garage outparcel; Two large pylon signs on Lakewood Road and Industry Lane; 18,000 average daily traffic
