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195 Freight St, Waterbury, CT 06702
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Property summary
AI-generated overview
This exceptional 34,200-square-foot former warehouse presents a compelling redevelopment opportunity in the heart of downtown Waterbury, CT. Situated on a 1.82-acre lot in the Central Business District (CBD), this property offers significant potential for a variety of uses, including retail, dining, multifamily residential, medical facilities, office space, educational institutions, daycare centers, and fitness centers. The property's strategic location offers unparalleled access to transportation, being just a quarter-mile from the I-84 and Route 8 interchange and a two-minute walk from the Metro North Train Station. Further enhancing its appeal, the property benefits from its proximity to a planned 20-acre mixed-use development emphasizing a "Work, Live, Play" theme, and is located on newly paved Jackson Street. A nearby bicycle path adds to the area's growing appeal. The property currently features two leasable units: a 12,200-square-foot space with 21-foot ceilings and a loading dock, available for $6 per square foot triple net
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1948
Total area
33,010 SF
Lot
1.82 ac (79,279 SF)
Zoning code
CBD
APN
WBRY M:0293 B:0018 L:0121
UPID
US15-0857145
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Building Supply
-
Nightclub DJ & Entertainment
-
Community Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$797k
Blend (final)
Blend
$650k
Owner & transaction history
since 2017
2 recorded transactions
Zoning & alternative use
CBD · Waterbury, CT
Zoning description
The intent of this zone is to promote central business district uses
General category
COMMERCIAL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$650k
Value range
$585k – $715k
±10% around blend
Estimated value / SF
$20 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$585k
blend $650k
$715k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
33,010 SF
Lot area
1.82 ac
Year built
1948
Stories
1
APN
WBRY M:0293 B:0018 L:0121
Zoning
CBD
Assessed value
$568,750
Annual tax
$30,821
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$30,821
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$797k
Range $631k – $2.90M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$650k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$54
-64%
Submarket 156 sales
$70
-72%
County 975 sales
$113
-83%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $20/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.63M
Move the market yield to see immediate price impact.
Value / SF
$473
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$984k
$19.69M
$14.06M
$10.94M
$1.09M
$21.88M
$15.63M
$12.15M
$1.20M
$24.06M
$17.19M
$13.37M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$30,821
Tax year 2023
Assessed value
$568,750
Assessed 2023
Previous assessed
$568,750
+0.0% YoY
Effective rate
5.42%
On assessed value
Assessed land
$128,450
Assessed improvement
$440,300
Applied tax rate
312.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
For Lease
Year built
1948
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
33,010 SF
Lot
1.82 ac (79,279 SF)
Zoning code
CBD
APN
WBRY M:0293 B:0018 L:0121
UPID
US15-0857145
Jurisdiction
WATERBURY
Zoning & alternative use
CBD · Waterbury, CTZoning CBD · permitted uses
CBD · Waterbury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of this zone is to promote central business district uses
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1948
Heating
FORCED AIR
Stories
1
Buildings
1
Lot
1.82 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CBD
COMMERCIAL
Jurisdiction
Waterbury, CT
Recorded code
CBD
Official district
CBD
Official district profile
What the municipal code says about CBD
Zoning description
The intent of this zone is to promote central business district uses
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CBD in Waterbury, CT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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