8-Unit Apartment
For Sale
$699,900
807 East Main Street, Waterbury, CT 06705
Apartment property with an on-site superintendent and baseboard heating throughout.
Property Size2,510 SF
Price / SF$278.84
Days on Market259
Property Features for 807 East Main Street
General Information
Standard status
Active
Size
2,510 SF
Property subtype
Multi-Family / 5 Family+
Zoning
CG
Additional Details
Multifamily Units
8
Taxes and HOA fees
Annual Taxes
$11,656
Amenities
45F1B1B8D34A6A23E063E201100A826B
No
Baseboard
18
Not Applicable
Building Details
Year Built
1910
Listing Agency:
Berkshire Hathaway NE Prop.
(860) 214-9083
Listed By:
Victor Antico · License #RES.0810646
(860) 214-9083
Source:
Compass
Added: Dec 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 11:31PM
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 Berkshire Hathaway NE Prop.
Investment Insights
Based on property information with market context.
Located at 807 East Main Street in Waterbury, Connecticut, this apartment building contains 8 units within 2,510 square feet of property size. The building dates to 1910 and includes baseboard heating. An on-site superintendent resides at the property, providing an established management arrangement for the building.
The property is zoned CG and is positioned on East Main Street in Waterbury. Its eight-unit configuration, existing on-site superintendent arrangement, and documented baseboard heating provide the primary physical and operational characteristics available for review.
The property is zoned CG and is positioned on East Main Street in Waterbury. Its eight-unit configuration, existing on-site superintendent arrangement, and documented baseboard heating provide the primary physical and operational characteristics available for review.
Key Highlights
- 8‑unit apartment building
- 2,510 square feet of property size
- On‑site superintendent resides at the property
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
$25,475
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
3.64%
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%
$509,500
$509.5K
Cap Rate 7%
$363,929
$363.9K
Cap Rate 9%
$283,056
$283.1K
Market Conditions
NOI Build-Up for 2,510 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
$49.7K $19.80/SF
− Vacancy
−$3.4K −$1.35/SF
EGI
$46.3K $18.45/SF
− OpEx
−$20.8K −$8.30/SF
NOI
$25.5K $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%
$509,500
Cap Rate 7%
$363,929
Cap Rate 9%
$283,056
Alternative Uses
Best Use
Apartment 5plus
$363.9K
$318.4K – $424.6K
NOI $25,475 @ 7.0% cap · market cap 3.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$666.1K
$582.8K – $777.1K
NOI $46,626 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,681
Businesses Nearby
Explore this area
Business Placement
Demographics for 06705, CT
27,197
Population
12,222
Households
2.2
Avg Household Size
38
Median Age
18%
College-Educated
86%
High-School Grad
5.6 sq mi
ZIP Area
4,857
Density / Sq Mi
$53,169
Median Household Income
$41,327
Median Earnings
$1,165
Median Rent
$177,700
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?
Apartment building - Apartment property with an on-site superintendent and baseboard heating throughout.
Where is this apartment building located?
The property is located at 807 East Main Street Waterbury, CT.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 8‑unit apartment building; 2,510 square feet of property size; On‑site superintendent resides at the property
