Duplex with Fenced
New
For Sale
$695,000
177 Hope St, Stamford, CT 06906
Two separate residences include a two-bedroom lower unit and a one-bedroom upper apartment.
Property Size1,525 SF
Days on Market3
Property Features for 177 Hope St
General Information
Standard status
Active
Size
1,525 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
fireplace
deck
sunroom
skylights
hardwood floors
laundry
storage
fenced backyard
Building Details
Building Size
1,525 SF
Year Built
1950
Listing Agency:
Kinard Realty Group
(203) 442-3508
Listed By:
Kenny Clyburn
(203) 442-3508
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 11:51AM
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 Kinard Realty Group
Investment Insights
Based on property information with market context.
This two-unit property at 177 Hope St in Stamford’s Glenbrook area was built in 1950 and is offered as-is. The first residence includes two bedrooms, a bathroom, living room with fireplace, kitchen with center island, deck access, and a windowed sunroom with two skylights. The upper apartment provides one bedroom, living room, kitchen, bathroom, and hardwood flooring.
A full unfinished basement adds laundry and storage space. The driveway accommodates multiple vehicles, while the large fenced backyard provides additional outdoor area. Walk Score is 80, Bike Score is 61, and Transit Score is 52. The property is positioned for an owner-occupant arrangement or separate residential use across the two units.
A full unfinished basement adds laundry and storage space. The driveway accommodates multiple vehicles, while the large fenced backyard provides additional outdoor area. Walk Score is 80, Bike Score is 61, and Transit Score is 52. The property is positioned for an owner-occupant arrangement or separate residential use across the two units.
Key Highlights
- Two‑unit property built in 1950
- First‑floor unit with 2 bedrooms, fireplace, center‑island kitchen, deck, and sunroom
- Second‑floor unit includes 1 bedroom, kitchen, bath, and hardwood floors
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
$29,345
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
4.22%
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%
$586,900
$586.9K
Cap Rate 7%
$419,214
$419.2K
Cap Rate 9%
$326,056
$326.1K
Market Conditions
NOI Build-Up for 1,525 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
$44.8K $29.40/SF
− Vacancy
−$2.9K −$1.91/SF
EGI
$41.9K $27.49/SF
− OpEx
−$12.6K −$8.25/SF
NOI
$29.3K $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%
$586,900
Cap Rate 7%
$419,214
Cap Rate 9%
$326,056
Alternative Uses
Best Use
Multifamily LT 5
$419.2K
$366.8K – $489.1K
NOI $29,345 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$374.9K
$328.1K – $437.4K
NOI $26,246 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$551.4K
$482.5K – $643.3K
NOI $38,598 @ 7.0% cap · market cap 5.55%
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
1,426
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 separate residences include a two-bedroom lower unit and a one-bedroom upper apartment.
Where is this duplex located?
The property is located at 177 Hope St Stamford, CT.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two‑unit property built in 1950; First‑floor unit with 2 bedrooms, fireplace, center‑island kitchen, deck, and sunroom; Second‑floor unit includes 1 bedroom, kitchen, bath, and hardwood floors
