Turnkey Six-Unit Residential
For Sale
$795,000
96 Hill St, Waterbury, CT 06704
Two three-family buildings on one parcel provide six renovated apartments with on-site laundry and ample off-street parking.
Property Size4,788 SF
Price / SF$166.04
Days on Market54
Property Features for 96 Hill St
General Information
Standard status
Active
Size
4,788 SF
Property subtype
Multi Family
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
6
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
OXFORD REALTY
Listed By:
Amanda R. Faroni-Sheehan · License #REB.0793328CT
(203) 314-4219
Source:
Elliman
Added: Jul 14
Changed: Jul 20
Last Checked: Sep 4 at 10:32AM
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.
This turnkey residential income property consists of two separate three-family buildings on one parcel, totaling six apartments. The unit mix includes (2) three-bedroom, one-bath units and (4) two-bedroom, one-bath units. Renovations are described as including new kitchens, durable laminate flooring, updated appliances and fixtures, and keyless entry systems with remote owner access. An on-site laundry area supports additional income potential, and the property also offers ample off-street parking for tenant convenience.
The public remarks indicate convenient access to Downtown Waterbury, shopping, restaurants, public transportation, Route 8, and I-84. Walkability and transit are described as somewhat available, with a provided BikeScore of 25 and WalkScore of 62.
According to the provided information, the front building is approximately 3,140 SF and the rear building is approximately 1,648 SF. The roof is described as approximately 4 years old, and the asset is presented as having minimal deferred maintenance based on the stated updates.
The public remarks indicate convenient access to Downtown Waterbury, shopping, restaurants, public transportation, Route 8, and I-84. Walkability and transit are described as somewhat available, with a provided BikeScore of 25 and WalkScore of 62.
According to the provided information, the front building is approximately 3,140 SF and the rear building is approximately 1,648 SF. The roof is described as approximately 4 years old, and the asset is presented as having minimal deferred maintenance based on the stated updates.
Key Highlights
- Two separate three‑family buildings on one parcel totaling six residential units
- Unit mix: (2) 3‑bedroom, 1‑bath and (4) 2‑bedroom, 1‑bath apartments
- Front building is 3,140 SF; rear building is 1,648 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
$53,944
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
6.79%
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%
$1,078,880
$1.1M
Cap Rate 7%
$770,629
$770.6K
Cap Rate 9%
$599,378
$599.4K
Market Conditions
NOI Build-Up for 4,788 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
$83.3K $17.40/SF
− Vacancy
−$6.2K −$1.31/SF
EGI
$77.1K $16.10/SF
− OpEx
−$23.1K −$4.83/SF
NOI
$53.9K $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%
$1,078,880
Cap Rate 7%
$770,629
Cap Rate 9%
$599,378
Alternative Uses
Best Use
Multifamily LT 5
$770.6K
$674.3K – $899.1K
NOI $53,944 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$694.2K
$607.5K – $809.9K
NOI $48,596 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,942 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
856
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Two three-family buildings on one parcel provide six renovated apartments with on-site laundry and ample off-street parking.
Where is this triplex located?
The property is located at 96 Hill St Waterbury, CT.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two separate three‑family buildings on one parcel totaling six residential units; Unit mix: (2) 3‑bedroom, 1‑bath and (4) 2‑bedroom, 1‑bath apartments; Front building is 3,140 SF; rear building is 1,648 SF
