Family Dollar Retail
For Sale
Contact for pricing
91 Cooke St, Waterbury, CT 06710
For-sale Family Dollar retail storefront offering a broad range of everyday household, health, and apparel merchandise.
Property Size16,388 SF
Price / SF$142.91
Days on Market147
Property Features for 91 Cooke St
General Information
Standard status
Active
Size
16,388 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$181,543
Building Details
Year Built
2013
Tenancy
Single
Listing Agency:
Marcus & Millichap - Phoenix
Listed By:
Chris Lind · License #AZ SA627823000
(602) 687-6780
Source:
Crexi
Added: Apr 14
Changed: Aug 14
Last Checked: Sep 7 at 7:13AM
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 Marcus & Millichap - Phoenix
Investment Insights
Based on property information with market context.
This for-sale retail storefront is operated as a Family Dollar location, offering a broad assortment of merchandise for the whole family. The assortment referenced includes household cleaners, name brand foods, health and beauty aids, toys, apparel for every age, and home fashions. The property is listed with a total size of 16,388 square feet.
The asset is located in Waterbury, Connecticut, historically known as the “Brass City,” in the western part of New Haven County along the Naugatuck River in the central Naugatuck Valley region.
The offering presents an existing, single-tenant retail format configured around the Family Dollar merchandising model, with the property marketed as part of the greater New York metropolitan area given its distance to Hartford and New York City.
The asset is located in Waterbury, Connecticut, historically known as the “Brass City,” in the western part of New Haven County along the Naugatuck River in the central Naugatuck Valley region.
The offering presents an existing, single-tenant retail format configured around the Family Dollar merchandising model, with the property marketed as part of the greater New York metropolitan area given its distance to Hartford and New York City.
Key Highlights
- Family Dollar retail storefront for sale
- Year built: 2013
- Broad in‑store merchandise mix includes household cleaners and health/beauty aids
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
$138,554
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
5.92%
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%
$2,771,080
$2.8M
Cap Rate 7%
$1,979,343
$2.0M
Cap Rate 9%
$1,539,489
$1.5M
Market Conditions
NOI Build-Up for 16,388 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
$216.3K $13.20/SF
− Vacancy
−$18.4K −$1.12/SF
EGI
$197.9K $12.08/SF
− OpEx
−$59.4K −$3.62/SF
NOI
$138.6K $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%
$2,771,080
Cap Rate 7%
$1,979,343
Cap Rate 9%
$1,539,489
Alternative Uses
Best Use
Retail
$1.98M
$1.73M – $2.31M
NOI $138,554 @ 7.0% cap · market cap 5.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.35M
$3.81M – $5.07M
NOI $304,423 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,662
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
8,702 visits/mo
0.1 miles
Family Dollar
Shops & Services
3,459 visits/mo
0.4 miles
TD Bank
Shops & Services
2,666 visits/mo
0.3 miles
Webster Bank
Shops & Services
2,431 visits/mo
0.5 miles
Demographics for 06710, CT
11,056
Population
4,515
Households
2.4
Avg Household Size
32
Median Age
15%
College-Educated
71%
High-School Grad
1.0 sq mi
ZIP Area
11,056
Density / Sq Mi
$42,774
Median Household Income
$33,880
Median Earnings
$1,135
Median Rent
$219,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - For-sale Family Dollar retail storefront offering a broad range of everyday household, health, and apparel merchandise.
Where is this retail space located?
The property is located at 91 Cooke St Waterbury, CT.
What is the asking price?
The asking price for this property is $2,342,000.
What are key features of this property?
This property features: Family Dollar retail storefront for sale; Year built: 2013; Broad in‑store merchandise mix includes household cleaners and health/beauty aids
