Duplex with Paved
New
For Sale
$910,000
13 Orlando Ave, Stamford, CT 06902
Two residential units provide flexible bedroom and bath layouts under month-to-month tenancy.
Property Size2,056 SF
Days on Market4
Property Features for 13 Orlando Ave
General Information
Standard status
Active
Size
2,056 SF
Property subtype
Multi Family
Additional Details
Gross Income
$49,200
Multifamily Units
2
Building Details
Building Size
2,056 SF
Year Built
1900
Listing Agency:
(203) 325-1617
Listed By:
Chris O. Buswell
(203) 325-1617
Source:
Elliman
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 10 at 8:36AM
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 Chris O. Buswell
Investment Insights
Based on property information with market context.
Located at 13 Orlando Ave in Stamford, this two-family property was built in 1900 and contains a total of 5 bedrooms and 3 full baths. Tenants occupy the units under a month-to-month arrangement.
A paved, level parking lot accommodates multiple vehicles. The property has a Walk Score of 52, a Bike Score of 45, and a Transit Score of 39, reflecting some walkability, bike access, and transit availability.
A paved, level parking lot accommodates multiple vehicles. The property has a Walk Score of 52, a Bike Score of 45, and a Transit Score of 39, reflecting some walkability, bike access, and transit availability.
Key Highlights
- Two‑family property with 5 bedrooms and 3 full baths
- Paved, level parking lot for multiple vehicles
- Tenants in place on a month‑to‑month arrangement
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
$39,562
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
4.35%
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%
$791,240
$791.2K
Cap Rate 7%
$565,171
$565.2K
Cap Rate 9%
$439,578
$439.6K
Market Conditions
NOI Build-Up for 2,056 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
$60.4K $29.40/SF
− Vacancy
−$3.9K −$1.91/SF
EGI
$56.5K $27.49/SF
− OpEx
−$17.0K −$8.25/SF
NOI
$39.6K $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%
$791,240
Cap Rate 7%
$565,171
Cap Rate 9%
$439,578
Alternative Uses
Best Use
Multifamily LT 5
$565.2K
$494.5K – $659.4K
NOI $39,562 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$505.5K
$442.3K – $589.8K
NOI $35,385 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$743.4K
$650.5K – $867.3K
NOI $52,038 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,654
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
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 provide flexible bedroom and bath layouts under month-to-month tenancy.
Where is this duplex located?
The property is located at 13 Orlando Ave Stamford, CT.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Two‑family property with 5 bedrooms and 3 full baths; Paved, level parking lot for multiple vehicles; Tenants in place on a month‑to‑month arrangement
