Duplex with Walkout Lower
New
For Sale
$915,000
114 Pine Hill Avenue, Stamford, CT 06906
Multi-Family For Sale, Units on different Floors, Stamford, CT
Property Size2,490 SF
Lot Size0.15 Acres
Price / SF$367.47
Days on Market5
Property Features for 114 Pine Hill Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bedroom 5, Bedroom 2, Bedroom 4
Fireplace
1
Basement
Full
Elementary school
Per Board of Ed
High school
Per Board of Ed
Directions
Hope St. to Pine Hill Ave.
Subdivision
Glenbrook
Standard status
Active
Size
2,490 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
9378
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Water source
Public
Amenities
screened-in porch
deck
yard
hardwood floors
fireplace
pantry
laundry
off-street parking
Building Details
Year built
1949
Architectural style
Other
Listing Agency:
Keller Williams Prestige Prop. · Keller Williams Realty
(203) 327-6700
Listed By:
Aaron Ramkalawan
(917) 207-4306
Added: Aug 25
Last Checked: Aug 29 at 12:06AM
MLS# 24201510
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 2,490-square-foot duplex, built in 1949, contains two residential units arranged across separate floors. The lower residence offers 1,365 square feet, three bedrooms, one full bathroom, hardwood flooring, a fireplace, formal dining area, kitchen, screened porch, and adjoining deck. The upper unit includes two bedrooms, one bathroom, hardwood floors, an eat-in kitchen with pantry, generous closets, and a flexible living room.
A 1,300+ square-foot walkout lower level provides multiple rooms, storage, laundry serving both units, and direct outdoor access. The property also includes separate gas and electric utilities, off-street parking, public water, public sewer, and R6 zoning. The 0.15-acre site is at 114 Pine Hill Avenue in Stamford, near Glenbrook train station and the restaurants, cafés, and neighborhood services along Hope Street.
A 1,300+ square-foot walkout lower level provides multiple rooms, storage, laundry serving both units, and direct outdoor access. The property also includes separate gas and electric utilities, off-street parking, public water, public sewer, and R6 zoning. The 0.15-acre site is at 114 Pine Hill Avenue in Stamford, near Glenbrook train station and the restaurants, cafés, and neighborhood services along Hope Street.
Key Highlights
- Two‑unit duplex with 2,490 square feet of total property size
- First‑floor residence measures approximately 1,365 square feet with 3 bedrooms and 1 full bathroom
- Second‑floor unit includes 2 bedrooms, 1 bathroom, and a flexible living room
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
$47,913
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
5.24%
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%
$958,260
$958.3K
Cap Rate 7%
$684,471
$684.5K
Cap Rate 9%
$532,367
$532.4K
Market Conditions
NOI Build-Up for 2,490 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
$73.2K $29.40/SF
− Vacancy
−$4.8K −$1.91/SF
EGI
$68.4K $27.49/SF
− OpEx
−$20.5K −$8.25/SF
NOI
$47.9K $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%
$958,260
Cap Rate 7%
$684,471
Cap Rate 9%
$532,367
Alternative Uses
Best Use
Multifamily LT 5
$684.5K
$598.9K – $798.6K
NOI $47,913 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$612.2K
$535.7K – $714.2K
NOI $42,854 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$900.3K
$787.8K – $1.05M
NOI $63,022 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,452
Businesses Nearby
Explore this area
Business Placement
Demographics for 06906, CT
9,902
Population
3,727
Households
2.7
Avg Household Size
38
Median Age
47%
College-Educated
80%
High-School Grad
1.3 sq mi
ZIP Area
7,617
Density / Sq Mi
$91,710
Median Household Income
$45,518
Median Earnings
$2,207
Median Rent
$576,200
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 - Two residential units with separate utilities, outdoor space, and off-street parking in Stamford’s 06906 postal area.
Where is this duplex located?
The property is located at 114 Pine Hill Avenue Stamford, CT.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,490 square feet of total property size; First‑floor residence measures approximately 1,365 square feet with 3 bedrooms and 1 full bathroom; Second‑floor unit includes 2 bedrooms, 1 bathroom, and a flexible living room
