Renovated Two-Family Home,
For Sale
$1,039,500
21 Hirsch Road, Stamford, CT 06905
Renovated two-family home near Stamford's shopping, dining, and transportation.
Property Size3,927 SF
Price / SF$264.71
Days on Market144
Property Features for 21 Hirsch Road
General Information
Standard status
Active
Size
3,927 SF
Property subtype
2 Family
Building Details
Year Built
1942
Listing Agency:
Keller Williams Prestige Prop.
(203) 391-8044
Listed By:
Hy Natarajan · License #RES.0795327
(203) 391-8044
Source:
Lockandkeyre
Added: Apr 10
Changed: Aug 28
Last Checked: Aug 30 at 4:43PM
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 renovated two-family home is located in a desirable Stamford location, conveniently situated near shopping, dining, entertainment, and transportation. It is also located minutes from downtown Stamford and the train station. The first-floor unit features three bedrooms, two full bathrooms, a living room, a dining area, and an eat-in kitchen. The lower level offers flexible space suitable for a home office, family room, or playroom. Additional features include a sunroom, a new porch, and an attached garage. The second-floor unit includes three to four bedrooms, one full bathroom, an eat-in kitchen, and a living room. The property includes a backyard suitable for entertaining.
Key Highlights
- Highly desirable Stamford location, close to shopping, dining, entertainment, and transportation.
- Two‑family home offering potential rental income or multi‑generational living.
- First‑floor unit: 3 bedrooms, 2 full bathrooms, eat‑in kitchen, sunroom, new porch, and attached garage.
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
$75,565
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
7.27%
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%
$1,511,300
$1.5M
Cap Rate 7%
$1,079,500
$1.1M
Cap Rate 9%
$839,611
$839.6K
Market Conditions
NOI Build-Up for 3,927 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
$115.5K $29.40/SF
− Vacancy
−$7.5K −$1.91/SF
EGI
$107.9K $27.49/SF
− OpEx
−$32.4K −$8.25/SF
NOI
$75.6K $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%
$1,511,300
Cap Rate 7%
$1,079,500
Cap Rate 9%
$839,611
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$944.6K – $1.26M
NOI $75,565 @ 7.0% cap · market cap 7.27%
Second Best
Apartment 5plus
$965.5K
$844.8K – $1.13M
NOI $67,585 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,393 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
Explore this area
Business Placement
Demographics for 06905, CT
21,809
Population
8,726
Households
2.5
Avg Household Size
39
Median Age
62%
College-Educated
95%
High-School Grad
5.1 sq mi
ZIP Area
4,276
Density / Sq Mi
$132,730
Median Household Income
$70,273
Median Earnings
$2,330
Median Rent
$608,700
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 - Renovated two-family home near Stamford's shopping, dining, and transportation.
Where is this duplex located?
The property is located at 21 Hirsch Road Stamford, CT.
What is the asking price?
The asking price for this property is $1,039,500.
What are key features of this property?
This property features: Highly desirable Stamford location, close to shopping, dining, entertainment, and transportation.; Two‑family home offering potential rental income or multi‑generational living.; First‑floor unit: **3 bedrooms, 2 full bathrooms, eat‑in kitchen, sunroom, new porch, and attached garage.**
