Updated Duplex with Separate
For Sale
$1,125,000
124 Pine Hill Ave, Stamford, CT 06906
Two side-by-side residences offer open living areas, modern kitchens, hardwood flooring, central air, and gas heating.
Property Size3,034 SF
Price / SF$370.80
Days on Market117
Property Features for 124 Pine Hill Ave
General Information
Standard status
Active
Size
3,034 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Building Details
Year Built
1952
Buildings
1
Listing Agency:
Keller Williams Prestige Prop.
(917) 207-4306
Listed By:
Aaron Ramkalawan
Source:
Homesbyshoshana
Added: May 7
Changed: Aug 31
Last Checked: Aug 25 at 4:51AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Prestige Prop.
Investment Insights
Based on property information with market context.
This 3,034-square-foot duplex, built in 1952, contains two side-by-side residences with separate entrances. Each unit includes three bedrooms and one-and-a-half bathrooms, along with a living room connected to an open dining and kitchen area. White shaker cabinets, stainless steel appliances, granite countertops, and hardwood flooring provide a consistent interior finish across both units. Central air and gas heating serve each residence.
The property includes a level front lawn, a large rear yard, and off-street parking provided by a wide driveway and additional parking area behind the building. It is within walking distance of the Glenbrook Metro-North station and minutes from downtown Stamford, Stamford Hospital, major highways, shopping, and dining. The Glenbrook neighborhood is also identified by the property information as the surrounding setting.
The property includes a level front lawn, a large rear yard, and off-street parking provided by a wide driveway and additional parking area behind the building. It is within walking distance of the Glenbrook Metro-North station and minutes from downtown Stamford, Stamford Hospital, major highways, shopping, and dining. The Glenbrook neighborhood is also identified by the property information as the surrounding setting.
Key Highlights
- Two 3BR/1.5BA side‑by‑side units
- 3,034 SF duplex built in 1952
- Separate entrances for each residence
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
$58,381
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
5.19%
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%
$1,167,620
$1.2M
Cap Rate 7%
$834,014
$834.0K
Cap Rate 9%
$648,678
$648.7K
Market Conditions
NOI Build-Up for 3,034 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
$89.2K $29.40/SF
− Vacancy
−$5.8K −$1.91/SF
EGI
$83.4K $27.49/SF
− OpEx
−$25.0K −$8.25/SF
NOI
$58.4K $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%
$1,167,620
Cap Rate 7%
$834,014
Cap Rate 9%
$648,678
Alternative Uses
Best Use
Multifamily LT 5
$834.0K
$729.8K – $973.0K
NOI $58,381 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$745.9K
$652.7K – $870.3K
NOI $52,216 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$1.10M
$959.9K – $1.28M
NOI $76,791 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two side-by-side residences offer open living areas, modern kitchens, hardwood flooring, central air, and gas heating.
Where is this duplex located?
The property is located at 124 Pine Hill Ave Stamford, CT.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two 3BR/1.5BA side‑by‑side units; 3,034 SF duplex built in 1952; Separate entrances for each residence
