Updated Townhouse-Style
New
For Sale
$1,095,000
124 Pine Hill Ave, Stamford, CT 06906
Two residences feature refreshed interiors, private utilities, central air, and flexible finished lower-level space.
Property Size3,034 SF
Days on Market5
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
Additional Details
Multifamily Units
2
Amenities
central air
washer/dryer in unit
Building Details
Building Size
3,034 SF
Year Built
1952
Listing Agency:
Keller Williams Realty
Listed By:
Aaron Ramkalawan
(917) 207-4306
Source:
Elliman
Added: Sep 11
Changed: Sep 14
Last Checked: Sep 14 at 8:11AM
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 Realty
Investment Insights
Based on property information with market context.
This townhouse-style duplex contains two separate residences, each arranged with bright living areas, dining space, and an open kitchen. Hardwood flooring extends through the main living areas, while white shaker cabinets, granite worktops, and stainless steel appliances provide updated kitchen finishes. Both units include central air, in-unit washer and dryer connections, and separately metered utilities. Finished lower-level areas add room for a third bedroom, office, recreation area, or other flexible use.
The property has separate entrances, a level front lawn, a wide driveway, and additional parking at the rear. Glenbrook Metro-North station is within walking distance, as are restaurants, cafes, and daily conveniences along Hope Street. Downtown Stamford, shopping, and major highways are a short drive away. Built in 1952, the property also records a Walk Score of 80, Bike Score of 61, and Transit Score of 52.
The property has separate entrances, a level front lawn, a wide driveway, and additional parking at the rear. Glenbrook Metro-North station is within walking distance, as are restaurants, cafes, and daily conveniences along Hope Street. Downtown Stamford, shopping, and major highways are a short drive away. Built in 1952, the property also records a Walk Score of 80, Bike Score of 61, and Transit Score of 52.
Key Highlights
- Two‑family townhouse‑style layout with separate entrances
- Updated kitchens with white shaker cabinetry, granite countertops, and stainless steel appliances
- Finished lower level offers bedroom, office, recreation, or flexible‑use space
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
5.33%
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 5.33%
Second Best
Apartment 5plus
$745.9K
$652.7K – $870.3K
NOI $52,216 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.10M
$959.9K – $1.28M
NOI $76,791 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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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 residences feature refreshed interiors, private utilities, central air, and flexible finished lower-level space.
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 $1,095,000.
What are key features of this property?
This property features: Two‑family townhouse‑style layout with separate entrances; Updated kitchens with white shaker cabinetry, granite countertops, and stainless steel appliances; Finished lower level offers bedroom, office, recreation, or flexible‑use space
