Two-Unit Duplex with
For Sale
$1,050,000
33 Dora Street, Stamford, CT 06902
R5-zoned property offers separate utilities, shared garage parking, and access to the nearby waterfront.
Property Size2,300 SF
Price / SF$456.52
Days on Market272
Property Features for 33 Dora Street
General Information
Standard status
Active
Size
2,300 SF
Total Parking Spaces
5
Property subtype
Multi-Family / 2 Family
Zoning
R5
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,344
Amenities
hardwood floors
picture windows
eat-in kitchen
dining room
living room
attic storage
back deck
washer/dryer
basement storage
bonus room
Yes
Hot Water
12
Ceiling Fans, Window Unit
Unfinished, Storage Space, Floored, Pull-Down Stairs
Basement Hook-Up(s), Hook-Up In Unit 2, Washer/Dryer All Units
Unit #1: Basement, #2: In-Unit
Awnings, Deck, Gutters, Lighting
Walk to Water, Beach Rights, View
Building Details
Year Built
1966
Listing Agency:
Coldwell Banker Realty
(203) 322-2300
Listed By:
Ned Osterhus · License #RES.0808547
(203) 322-2300
Source:
Compass
Added: Dec 2, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:45AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1966, this 2,300 SF duplex contains two matching three-bedroom, one-bath residences. Both units feature eat-in kitchens, dining areas, hardwood flooring, bright living rooms, and separate utilities. The upper residence includes a refreshed bathroom, newer kitchen cabinetry, attic storage, and a raised rear deck. Its mechanical system uses a tankless Navien hot water unit, while the lower unit has an oil-fired boiler serving heat and tankless hot water.
A shared basement provides storage, interior access for the first-floor residence, washer and dryer hookups, and a partially finished bonus room. Exterior improvements include a detached two-car garage, a parking area for three vehicles, awnings, gutters, lighting, and the upper deck. The property is located at 33 Dora Street in Stamford, with walk-to-water access, beach rights, and a water view.
A shared basement provides storage, interior access for the first-floor residence, washer and dryer hookups, and a partially finished bonus room. Exterior improvements include a detached two-car garage, a parking area for three vehicles, awnings, gutters, lighting, and the upper deck. The property is located at 33 Dora Street in Stamford, with walk-to-water access, beach rights, and a water view.
Key Highlights
- Two three‑bedroom, one‑bath units with matching layouts
- 2,300 SF duplex built in 1966
- Separate utilities for both residences
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
$44,257
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
4.21%
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%
$885,140
$885.1K
Cap Rate 7%
$632,243
$632.2K
Cap Rate 9%
$491,744
$491.7K
Market Conditions
NOI Build-Up for 2,300 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
$67.6K $29.40/SF
− Vacancy
−$4.4K −$1.91/SF
EGI
$63.2K $27.49/SF
− OpEx
−$19.0K −$8.25/SF
NOI
$44.3K $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%
$885,140
Cap Rate 7%
$632,243
Cap Rate 9%
$491,744
Alternative Uses
Best Use
Multifamily LT 5
$632.2K
$553.2K – $737.6K
NOI $44,257 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$565.5K
$494.8K – $659.7K
NOI $39,584 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$831.6K
$727.7K – $970.2K
NOI $58,213 @ 7.0% cap · market cap 5.54%
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
408
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 - R5-zoned property offers separate utilities, shared garage parking, and access to the nearby waterfront.
Where is this duplex located?
The property is located at 33 Dora Street Stamford, CT.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two three‑bedroom, one‑bath units with matching layouts; 2,300 SF duplex built in 1966; Separate utilities for both residences
