Downtown Stamford Office
For Sale
$425,000
99 Prospect St 1B, Stamford, CT 06901
Versatile office suite in a desirable downtown location.
Property Size1,750 SF
Price / SF$242.86
Days on Market128
Property Features for 99 Prospect St 1B
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Commercial
Building Details
Building Size
1,750 SF
Year Built
1965
Listing Agency:
KW Legacy Partners
(203) 561-2020
Listed By:
Tony Persaud
(203) 561-2020
Source:
Elliman
Added: Apr 24
Changed: Aug 16
Last Checked: Aug 28 at 4:14PM
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 KW Legacy Partners
Investment Insights
Based on property information with market context.
Located at 99 Prospect Street Unit 1B in downtown Stamford, this office suite offers approximately 1,750 square feet of workspace. The ground-level unit features a reception area, multiple private offices, open work areas, and flexible spaces suitable for various professional uses. Large windows provide natural light, complementing the interior finishes. A dedicated kitchenette and private restroom are included. The layout supports both collaborative and private work settings. Situated in a well-maintained brick building, the unit benefits from a desirable downtown location with walkability and access to local restaurants, shops, and public transportation. The HOA monthly fee covers heat and hot water. The location has a walk score of 87, indicating it is very walkable, a transit score of 60, indicating good transit options, and a bike score of 48, indicating it is somewhat bikeable.
Key Highlights
- Prime downtown Stamford location with exceptional walkability (Walk Score: 87) and easy access to restaurants, shops, and public transportation.
- Versatile 1,750 sq ft ground‑level office suite with multiple private offices, open work areas, and flexible spaces.
- Professional reception area and bright workspace with large windows and natural light.
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
$26,908
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
6.33%
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%
$538,160
$538.2K
Cap Rate 7%
$384,400
$384.4K
Cap Rate 9%
$298,978
$299.0K
Market Conditions
NOI Build-Up for 1,750 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
$49.4K $28.20/SF
− Vacancy
−$13.5K −$7.70/SF
EGI
$35.9K $20.50/SF
− OpEx
−$9.0K −$5.13/SF
NOI
$26.9K $15.38/SF
Area
Stamford, CT
Vacancy
27.30%
Lease Rate
$28.20 /SF/Yr
Expense Ratio
25.00%
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%
$538,160
Cap Rate 7%
$384,400
Cap Rate 9%
$298,978
Alternative Uses
Best Use
Office B
$384.4K
$336.4K – $448.5K
NOI $26,908 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$632.8K
$553.7K – $738.2K
NOI $44,293 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,518
Businesses Nearby
Explore this area
Business Placement
Demographics for 06901, CT
10,595
Population
6,440
Households
1.6
Avg Household Size
33
Median Age
66%
College-Educated
93%
High-School Grad
0.5 sq mi
ZIP Area
21,190
Density / Sq Mi
$87,524
Median Household Income
$70,562
Median Earnings
$2,266
Median Rent
$446,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Versatile office suite in a desirable downtown location.
Where is this office units located?
The property is located at 99 Prospect St 1B Stamford, CT.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Prime downtown Stamford location with exceptional walkability (Walk Score: 87) and easy access to restaurants, shops, and public transportation.; Versatile 1,750 sq ft ground‑level office suite with multiple private offices, open work areas, and flexible spaces.; Professional reception area and bright workspace with large windows and natural light.
