Waterfront Duplex With
New
For Sale
$1,200,000
82-84 Harbor Drive, Stamford, CT 06902
Multi-Family For Sale, Units are Side-by-Side, Stamford, CT
Property Size2,964 SF
Lot Size0.15 Acres
Price / SF$404.86
Days on Market2
Property Features for 82-84 Harbor Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 4, Bedroom 5, Bedroom 4, Bedroom 6, Bathroom 3, Bathroom 1, Bathroom 2
Patio and Porch features
Deck
Exterior features
Balcony,Deck
Lot features
Level Lot
Elementary school
Toquam Magnet
High school
Per Board of Ed
Directions
i95 south exit 8 to elm street Jefferson Magee ave right to harbor dr. i95 north exit 8 to elm street Jefferson Magee ave right to harbor dr.
Subdivision
Shippan
Standard status
Active
Size
2,964 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
13779
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1973
Architectural style
Other
Listing Agency:
RE/MAX Heritage · RE/MAX International
(203) 254-7555
Listed By:
Mohammed Shahjahan
(203) 252-6953
Added: Sep 4
Last Checked: Sep 5 at 1:06PM
MLS# 24203969
Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex contains 2,964 square feet on a 0.15-acre parcel, with the residences arranged side by side. Built in 1973, the property includes balconies and decks, baseboard heating, window-unit cooling, public water, and public sewer. The R6 zoning designation and six bedrooms and four bathrooms are supported by the listed room configuration.
Located at 82-84 Harbor Drive in Stamford, the property is near West Beach, Cummings Park, Long Island Sound, waterfront walking areas, dining, shopping, and Harbor Point. Downtown Stamford and the Metro-North station are also within a short drive. Showings require 24 hours’ advance notice and are available Monday, Thursday, Friday, and Saturday from 12–5pm.
Located at 82-84 Harbor Drive in Stamford, the property is near West Beach, Cummings Park, Long Island Sound, waterfront walking areas, dining, shopping, and Harbor Point. Downtown Stamford and the Metro-North station are also within a short drive. Showings require 24 hours’ advance notice and are available Monday, Thursday, Friday, and Saturday from 12–5pm.
Key Highlights
- 2,964‑square‑foot side‑by‑side duplex
- 0.15‑acre parcel at 82‑84 Harbor Drive, Stamford, CT 06902
- R6 zoning with public water and public sewer
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
$57,034
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
4.75%
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%
$1,140,680
$1.1M
Cap Rate 7%
$814,771
$814.8K
Cap Rate 9%
$633,711
$633.7K
Market Conditions
NOI Build-Up for 2,964 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
$87.1K $29.40/SF
− Vacancy
−$5.7K −$1.91/SF
EGI
$81.5K $27.49/SF
− OpEx
−$24.4K −$8.25/SF
NOI
$57.0K $19.24/SF
Area
Stamford, CT
Vacancy
6.50%
Lease Rate
$29.40 /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%
$1,140,680
Cap Rate 7%
$814,771
Cap Rate 9%
$633,711
Alternative Uses
Best Use
Multifamily LT 5
$814.8K
$712.9K – $950.6K
NOI $57,034 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$728.7K
$637.7K – $850.2K
NOI $51,012 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.07M
$937.7K – $1.25M
NOI $75,019 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Explore this area
Business Placement
Demographics for 06902, CT
69,192
Population
30,142
Households
2.3
Avg Household Size
36
Median Age
44%
College-Educated
85%
High-School Grad
10.0 sq mi
ZIP Area
6,919
Density / Sq Mi
$92,527
Median Household Income
$48,285
Median Earnings
$2,139
Median Rent
$515,000
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?
Duplex - Side-by-side residential units offer a two-family configuration near Stamford’s beaches, parks, waterfront recreation, and Harbor Point district.
Where is this duplex located?
The property is located at 82-84 Harbor Drive Stamford, CT.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,964‑square‑foot side‑by‑side duplex; 0.15‑acre parcel at 82‑84 Harbor Drive, Stamford, CT 06902; R6 zoning with public water and public sewer
