Two-Family Duplex with Screened
For Sale
$495,000
30 Coram Street, Hamden, CT 06517
Two residential units offer matching layouts, hardwood floors, and access to shared outdoor areas and parking.
Property Size2,400 SF
Price / SF$206.25
Days on Market202
Property Features for 30 Coram Street
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Multi-Family / 2 Family
Zoning
R4
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$9,982
Amenities
screened-in porch
patio
fenced backyard
No
Steam
10
Window Unit
Basement Hook-Up(s), Washer/Dryer Some Units
Porch-Screened, Porch, Patio
Not Applicable
Building Details
Year Built
1926
Listing Agency:
Regan Real Estate
(203) 248-9111
Listed By:
William Regan · License #REB.0565725
(203) 248-9111
Source:
Compass
Added: Feb 9
Changed: Aug 30
Last Checked: Aug 30 at 12:12PM
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 Regan Real Estate
Investment Insights
Based on property information with market context.
This 2,400-square-foot duplex contains two 1,200-square-foot units, each arranged with a living room, dining room, kitchen, two bedrooms, and one full bathroom. Hardwood flooring extends throughout both residences. Improvements include a first-floor kitchen renovation with quartz countertops, new cabinetry, and upgraded appliances, along with fresh paint on the first and second levels. Steam heat, window units, and washer/dryer hookups in some units are also noted.
Outdoor features include a screened porch, additional porch and patio areas, plus a newly sodded fenced backyard. Parking is available both on the street and off street. The property is near Lake Whitney, Spring Glen Village, local retail and dining, and bus service, with Yale, Quinnipiac, Albertus Magnus, Southern Connecticut State University, and Downtown New Haven in the surrounding area. R4 zoning supports the existing duplex classification.
Outdoor features include a screened porch, additional porch and patio areas, plus a newly sodded fenced backyard. Parking is available both on the street and off street. The property is near Lake Whitney, Spring Glen Village, local retail and dining, and bus service, with Yale, Quinnipiac, Albertus Magnus, Southern Connecticut State University, and Downtown New Haven in the surrounding area. R4 zoning supports the existing duplex classification.
Key Highlights
- 2,400 square feet divided evenly between two residential units
- Each unit includes two bedrooms, one full bathroom, living room, dining room, and kitchen
- First‑floor kitchen renovated with quartz countertops, new cabinetry, and upgraded appliances
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
$40,397
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
8.16%
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%
$807,940
$807.9K
Cap Rate 7%
$577,100
$577.1K
Cap Rate 9%
$448,856
$448.9K
Market Conditions
NOI Build-Up for 2,400 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
$61.9K $25.80/SF
− Vacancy
−$4.2K −$1.75/SF
EGI
$57.7K $24.05/SF
− OpEx
−$17.3K −$7.21/SF
NOI
$40.4K $16.83/SF
Area
New Haven, CT
Vacancy
6.80%
Lease Rate
$25.80 /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%
$807,940
Cap Rate 7%
$577,100
Cap Rate 9%
$448,856
Alternative Uses
Best Use
Multifamily LT 5
$577.1K
$505.0K – $673.3K
NOI $40,397 @ 7.0% cap · market cap 8.16%
Second Best
Apartment 5plus
$537.0K
$469.9K – $626.5K
NOI $37,591 @ 7.0% cap · market cap 7.59%
Theoretical Best
Office A
$772.0K
$675.5K – $900.7K
NOI $54,041 @ 7.0% cap · market cap 10.92%
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
362
Businesses Nearby
Explore this area
Business Placement
Demographics for 06517, CT
14,954
Population
6,875
Households
2.2
Avg Household Size
45
Median Age
52%
College-Educated
96%
High-School Grad
5.0 sq mi
ZIP Area
2,991
Density / Sq Mi
$97,154
Median Household Income
$58,025
Median Earnings
$1,351
Median Rent
$313,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer matching layouts, hardwood floors, and access to shared outdoor areas and parking.
Where is this duplex located?
The property is located at 30 Coram Street Hamden, CT.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,400 square feet divided evenly between two residential units; Each unit includes two bedrooms, one full bathroom, living room, dining room, and kitchen; First‑floor kitchen renovated with quartz countertops, new cabinetry, and upgraded appliances
