Renovated Two-Unit
New
For Sale
$1,100,000
26 Nichols Avenue, Stamford, CT 06905
Multi-Family For Sale, Units on different Floors, Stamford, CT
Property Size2,486 SF
Lot Size0.14 Acres
Price / SF$442.48
Days on Market5
Property Features for 26 Nichols Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bedroom 4, Bathroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bedroom 2
Parking
6
Patio and Porch features
Deck
Exterior features
Balcony,Deck,Gutters,Lighting
Fireplace
1
Basement
Concrete, Partially Finished, Full
Lot features
Level Lot
Elementary school
Hart Magnet
High school
Stamford
Directions
High Ridge Road to Nichols.
Subdivision
Mid-Ridges
Standard status
Active
Size
2,486 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
14600
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Heat Pump
Water source
Public
Amenities
central air
propane heat and cooking
private washer/dryers
stainless appliances
garage storage
rear decks
Building Details
Year built
1927
Architectural style
Other
Listing Agency:
Keller Williams Prestige Prop. · Keller Williams Realty
(203) 327-6700
Listed By:
Len Schwartz
(203) 912-5254
Added: Sep 1
Changed: Sep 5
Last Checked: Sep 5 at 7:06AM
MLS# 24203535
Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Rebuilt to the studs in 2018, this 2,486-square-foot duplex contains two updated residences with three bedrooms each. The first-floor unit includes two full bathrooms, hardwood flooring, an updated kitchen, a rear deck, and direct access to the level backyard. The upper residence occupies the second and third floors and adds a home office and private third-floor primary suite with a full bathroom.
Both units provide central air, propane heat and cooking, stainless appliances, separate utilities, private washers and dryers, divided garage storage, and individual rear decks. Exterior improvements include a newer roof and gutters, vinyl siding, decks, and rear stairways. Five off-street parking spaces are arranged with two in front and three at the rear. The property sits on 0.14 acres, has public water and sewer, and is zoned R10. It is near shopping, dining, parks, public transportation, and major commuting routes in Stamford’s Mid-Ridges neighborhood.
Both units provide central air, propane heat and cooking, stainless appliances, separate utilities, private washers and dryers, divided garage storage, and individual rear decks. Exterior improvements include a newer roof and gutters, vinyl siding, decks, and rear stairways. Five off-street parking spaces are arranged with two in front and three at the rear. The property sits on 0.14 acres, has public water and sewer, and is zoned R10. It is near shopping, dining, parks, public transportation, and major commuting routes in Stamford’s Mid-Ridges neighborhood.
Key Highlights
- Two‑unit duplex with 2,486 square feet and six bedrooms
- Completely rebuilt to the studs in 2018
- Upper duplex spans the 2nd and 3rd floors with a private third‑floor primary suite
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
$47,836
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%
$956,720
$956.7K
Cap Rate 7%
$683,371
$683.4K
Cap Rate 9%
$531,511
$531.5K
Market Conditions
NOI Build-Up for 2,486 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
$73.1K $29.40/SF
− Vacancy
−$4.8K −$1.91/SF
EGI
$68.3K $27.49/SF
− OpEx
−$20.5K −$8.25/SF
NOI
$47.8K $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%
$956,720
Cap Rate 7%
$683,371
Cap Rate 9%
$531,511
Alternative Uses
Best Use
Multifamily LT 5
$683.4K
$598.0K – $797.3K
NOI $47,836 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$611.2K
$534.8K – $713.1K
NOI $42,785 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$898.9K
$786.5K – $1.05M
NOI $62,921 @ 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
290
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 - Two residences offer three bedrooms each, separate utilities, private laundry, decks, and off-street parking.
Where is this duplex located?
The property is located at 26 Nichols Avenue Stamford, CT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,486 square feet and six bedrooms; Completely rebuilt to the studs in 2018; Upper duplex spans the 2nd and 3rd floors with a private third‑floor primary suite
