Technical
Financial
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Property profile

68 Willow St Waterbury, CT 06710

OFF-MARKET
Investment properties
Property ID
US15-0671419
6,093 SF 0.16 ac lot Built 1890
Entity Owned 1-yr Hold ~ Est. High Equity
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Property summary

AI-generated overview

This exceptional mixed-use property, located at 68 Willow St in Waterbury, Connecticut, presents a compelling investment opportunity. The three-story, 6,093 square foot building, constructed in 1890 and renovated in 2020, boasts nine units: six two-bedroom, one-bathroom apartments, one studio apartment, and two retail spaces. Currently operating at 90% occupancy, the property generates a strong net operating income (NOI) of $75,641, yielding an 11.64% capitalization rate. Pro forma projections indicate a potential NOI of $79,388 and a 12.22% cap rate, suggesting significant upside potential. The building sits on a 0.16-acre corner lot, offering excellent visibility. Utilities are separately metered and paid by tenants, minimizing landlord responsibilities. On-street parking is available, further reducing maintenance costs. The property is zoned RO and offers the potential for rent increases. The asking price is $649,900, translating to $72,211.11 per unit and $106.66 per square foot. This stabilized value-add investment is ideal for those seeking strong cash flow and potential for appreciation. The property is also available as part of a larger portfolio.

Property profile

Verified
Property type Investment properties
Use group OFFICE/RESIDENTIAL (MIXED USE)
Year built 1890
Total area 6,093 SF
Lot 0.16 ac (6,970 SF)
Zoning code RO
APN WBRY M:0253 B:0064 L:0146
UPID US15-0671419

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
  • Grocery & Convenience Store

Location

68 Willow St Waterbury, CT 06710-2010
Waterbury metro Census 350101 NEW HAVEN-MILFORD, CT METROPOLITAN STATISTICAL AREA
Google Maps

Value estimations

Realmo proprietary · 4 methods
AI Approach AI
$550k
CAP Approach CAP
by Request
Comparable Approach Comparable
$513k
Blend (final) Blend
$565k

Owner & transaction history

since 2025
Last sale
$610,000
6 recorded transactions
2025
$610,000
2024
$3.2M
2021
Price N/A
2014
Price N/A
2005
Price N/A
2003
$100,000

Zoning & alternative use

RO · Waterbury, CT
Zoning description

The intent of this zone is to promote residential office district uses

General category MIXED_USE
Top alternative use upside
Restaurant $890,000 +110.0%
Apartment house (5+ units) $600,000 +41.6%
Auto repair, garage $555,000 +30.2%

Comparables

6 recent transactions · within 1.5 mi
Comparable in this city
6 recent transactions
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
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