Two-Unit Duplex
For Sale
$399,900
80 Niagara Street, Waterbury, CT 06702
Fully occupied residential asset with separate utilities, off-street parking, and spacious living configurations.
Property Size3,140 SF
Price / SF$127.36
Days on Market12
Property Features for 80 Niagara Street
General Information
Standard status
Active
Size
3,140 SF
Property subtype
2 Family
Building Details
Year Built
1953
Listing Agency:
Oxford Realty
(203) 314-4219
Listed By:
Amanda Faroni-Sheehan
(203) 314-4219
Source:
Lockandkeyre
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 30 at 5:48PM
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.
Built in 1953, this duplex includes two occupied residences totaling approximately 3,140 SF. One unit provides 5 bedrooms and 2 baths across approximately 1,800 SF, while the second offers 4 bedrooms and 2 baths with approximately 1,340 SF. The layouts provide substantial bedroom capacity within both homes.
Each residence has separate tenant-paid utilities, including gas heat and hot water, along with separate electric panels. The property also includes off-street parking. Located at 80 Niagara St, off Wolcott St in Waterbury’s north end, the duplex is positioned near shopping, public transportation, major roadways, and area amenities.
Each residence has separate tenant-paid utilities, including gas heat and hot water, along with separate electric panels. The property also includes off-street parking. Located at 80 Niagara St, off Wolcott St in Waterbury’s north end, the duplex is positioned near shopping, public transportation, major roadways, and area amenities.
Key Highlights
- Two‑unit duplex with approximately 3,140 SF of combined living space
- 5‑bedroom/2‑bath unit with approximately 1,800 SF
- 4‑bedroom/2‑bath unit with approximately 1,340 SF
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
$35,377
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
8.85%
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%
$707,540
$707.5K
Cap Rate 7%
$505,386
$505.4K
Cap Rate 9%
$393,078
$393.1K
Market Conditions
NOI Build-Up for 3,140 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
$54.6K $17.40/SF
− Vacancy
−$4.1K −$1.31/SF
EGI
$50.5K $16.10/SF
− OpEx
−$15.2K −$4.83/SF
NOI
$35.4K $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%
$707,540
Cap Rate 7%
$505,386
Cap Rate 9%
$393,078
Alternative Uses
Best Use
Multifamily LT 5
$505.4K
$442.2K – $589.6K
NOI $35,377 @ 7.0% cap · market cap 8.85%
Second Best
Apartment 5plus
$455.3K
$398.4K – $531.2K
NOI $31,869 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$833.3K
$729.1K – $972.2K
NOI $58,329 @ 7.0% cap · market cap 14.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
987
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
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 residential asset with separate utilities, off-street parking, and spacious living configurations.
Where is this duplex located?
The property is located at 80 Niagara Street Waterbury, CT.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two‑unit duplex with approximately 3,140 SF of combined living space; 5‑bedroom/2‑bath unit with approximately 1,800 SF; 4‑bedroom/2‑bath unit with approximately 1,340 SF
