Two-Unit Duplex with Detached
For Sale
$1,050,000
33 Dora Street, Stamford, CT 06902
Multi-Family For Sale, Units on different Floors, Stamford, CT
Property Size2,300 SF
Lot Size0.16 Acres
Price / SF$456.52
Days on Market271
Property Features for 33 Dora Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Basement, Bedroom 3
Parking
5
Patio and Porch features
Deck
Exterior features
Awnings,Deck,Gutters,Lighting
Basement
Partially Finished, Full, Concrete
Lot features
Level Lot
Elementary school
K.T. Murphy
High school
Westhill
Directions
Cove Road to Dora. #33 is on the right.
Subdivision
Cove
Standard status
Active
Size
2,300 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
11344
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1966
Architectural style
Other
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(203) 322-2300
Listed By:
Ned Osterhus · License #RES.0808547
(917) 886-2002
Added: Dec 3, 2025
Changed: Aug 30
Last Checked: Aug 31 at 9:06AM
MLS# 24139373
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.
This 2,300-square-foot duplex contains two vacant residences arranged on separate floors, each with three bedrooms, one full bathroom, an eat-in kitchen, dining area, living room, hardwood flooring, and laundry access. Separate utilities support each unit. The second-floor residence includes an updated bathroom, newer kitchen cabinets, attic storage, and an elevated rear deck, while the first-floor unit has refinished hardwood floors. A shared basement provides storage, interior access, and a finished bonus room. Heating and hot water are supplied by separate systems, including a tankless Navien setup upstairs and an oil-fired boiler downstairs.
The property sits on a 0.16-acre lot at 33 Dora Street in Stamford, Connecticut. Exterior features include a detached two-car garage, recently expanded parking for three additional cars, awnings, gutters, and lighting. Public water and sewer serve the property. Built in 1966 and zoned R5, the duplex is offered as-is.
The property sits on a 0.16-acre lot at 33 Dora Street in Stamford, Connecticut. Exterior features include a detached two-car garage, recently expanded parking for three additional cars, awnings, gutters, and lighting. Public water and sewer serve the property. Built in 1966 and zoned R5, the duplex is offered as-is.
Key Highlights
- Two vacant units, each with 3 bedrooms and 1 full bathroom
- 2,300 square feet on a 0.16‑acre lot in Stamford, CT
- Separate utilities serve the two 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
Yes
Utilities to site
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 - Two vacant three-bedroom residences provide separate utilities, private living areas, and shared parking and storage amenities.
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 vacant units, each with 3 bedrooms and 1 full bathroom; 2,300 square feet on a 0.16‑acre lot in Stamford, CT; Separate utilities serve the two residences
