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Property profile & analytics
FOR SALE
Investment properties
33 Willow St Waterbury, CT 06710
Entity Owned
23-yr Hold
Free & Clear
Property ID
US15-0690866
For Sale
1 / 40
$1,250,000
33 Willow St, Waterbury, CT 06710
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
10,148 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CBD
APN
WBRY M:0253 B:0054 L:0701
UPID
US15-0690866
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
King Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$610k
Owner & transaction history
Willow Street LLC · 23 yrs held
Willow Street LLC
since 2003
2 recorded transactions
Zoning & alternative use
CBD · Waterbury, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this zone is to promote central business district uses
Zone name
Central Business District
General category
COMMERCIAL
Zone area
300.66 ac
Source
Realmo
Top alternative use upside
Apartment house (5+ units)
$1.0M
+41.6%
Auto repair, garage
$920,000
+30.2%
Office building
$825,000
+17.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Waterbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterbury submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$705,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,000,000
Change: +42% · Conversion: Moderate
AUTO REPAIR, GARAGE
$920,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$825,000
Change: +17% · Conversion: Easy
RETAIL STORES
$825,000
Change: +16% · Conversion: Easy
WAREHOUSE, STORAGE
$595,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$60 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,366
Tax year 2023
Assessed value
$468,090
Assessed 2023
Previous assessed
$468,090
+0.0% YoY
Effective rate
5.42%
On assessed value
Assessed land
$23,730
Assessed improvement
$444,360
Applied tax rate
312.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1900
Heating
ELECTRIC
Buildings
1
Stories
3
Units
8
Total area
10,148 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CBD
APN
WBRY M:0253 B:0054 L:0701
UPID
US15-0690866
Jurisdiction
WATERBURY
Zoning & alternative use
CBD · Waterbury, CTZoning CBD · permitted uses
CBD · Waterbury, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of this zone is to promote central business district uses
Zone name
Central Business District
General category
COMMERCIAL
Zone area
300.66 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$705,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$920,000
OFFICE BUILDING
Est. value
$825,000
RETAIL STORES
Est. value
$825,000
WAREHOUSE, STORAGE
Est. value
$595,000
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Heating
ELECTRIC
Stories
3
Buildings
1
Units
8
Lot
0.12 ac
Current owner
From public records · entity-resolved
Willow Street LLC
Entity
Free & Clear · 23 yrs held
Mailing address
33 WILLOW ST, WATERBURY, CT 06710-2002
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2007
—
Willow Street LLC
—
Deed Of Trust
related
$319,843 · R A Botti Tr
Mar 12, 2003
$140,000
Willow Street LLC
Brown,lucy
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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