Side-by-Side
New
For Sale
$845,000
85 Burwood Avenue, Stamford, CT 06902
Multi-Family For Sale, Units are Side-by-Side, Stamford, CT
Property Size2,142 SF
Lot Size0.15 Acres
Price / SF$394.49
Days on Market4
Property Features for 85 Burwood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 6, Bedroom 5, Bathroom 4, Basement, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4
Parking
4
Patio and Porch features
Deck
Exterior features
Deck
Basement
Full
Lot features
Level Lot
Elementary school
Roxbury
High school
Westhill
Directions
85 Burwood Ave Stamford GPS
Subdivision
Waterside
Standard status
Active
Size
2,142 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10619
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1971
Architectural style
Other
Listing Agency:
Brown Harris Stevens
(203) 869-8100
Listed By:
Bryan Tunney
(203) 570-6577
Added: Sep 16
Last Checked: Sep 19 at 1:06AM
MLS# 24204989
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 side-by-side duplex contains two residential units within a 2,142-square-foot property built in 1971. Each unit includes 3 bedrooms, 1 1/2 baths, and a full basement. The rear unit has been freshly painted and includes new appliances, while the front unit is available for viewing and offers the opportunity for owner-directed updates. Both units include access to a deck, with hot-water heating and central air conditioning serving the property.
Located at 85 Burwood Avenue in Stamford, the property sits on a 0.15-acre lot with public water and public sewer. R6 zoning supports the duplex configuration. The layout accommodates an owner-occupant arrangement with one unit available for personal use and the other rented, or continued use as a two-unit residential property.
Located at 85 Burwood Avenue in Stamford, the property sits on a 0.15-acre lot with public water and public sewer. R6 zoning supports the duplex configuration. The layout accommodates an owner-occupant arrangement with one unit available for personal use and the other rented, or continued use as a two-unit residential property.
Key Highlights
- Side‑by‑side duplex with 2 units
- Each unit has 3 bedrooms, 1 1/2 baths, and a full basement
- 2,142 square feet on a 0.15‑acre lot
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
$41,217
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
4.88%
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%
$824,340
$824.3K
Cap Rate 7%
$588,814
$588.8K
Cap Rate 9%
$457,967
$458.0K
Market Conditions
NOI Build-Up for 2,142 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
$63.0K $29.40/SF
− Vacancy
−$4.1K −$1.91/SF
EGI
$58.9K $27.49/SF
− OpEx
−$17.7K −$8.25/SF
NOI
$41.2K $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%
$824,340
Cap Rate 7%
$588,814
Cap Rate 9%
$457,967
Alternative Uses
Best Use
Multifamily LT 5
$588.8K
$515.2K – $687.0K
NOI $41,217 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$526.6K
$460.8K – $614.4K
NOI $36,865 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$774.5K
$677.7K – $903.6K
NOI $54,214 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
808
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two attached residential units offer separate living arrangements with full basements and deck access.
Where is this duplex located?
The property is located at 85 Burwood Avenue Stamford, CT.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 2 units; Each unit has 3 bedrooms, 1 1/2 baths, and a full basement; 2,142 square feet on a 0.15‑acre lot
