Mixed-Use Property with Garage
For Sale
$849,000
Pending
34 5th Street, Stamford, CT 06905
Corner building combines office areas with two residential apartments and dedicated off-street parking.
Property Size3,725 SF
Days on Market2110
Property Features for 34 5th Street
General Information
Standard status
Pending
Size
3,725 SF
Property subtype
Mixed Use
Units
Multifamily Units
2
Office Units
4
Additional Details
Road Access
Yes
Amenities
Central Air, Air Cond. Unit
3
Composition Shingle
Building Details
Year Built
1928
Buildings
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
(203) 536-0671
Listed By:
Peter Rosato · License #REB.0755017
(203) 536-0671
Source:
Xome
Added: Oct 30, 2020
Changed: Aug 9
Last Checked: Aug 9 at 10:25AM
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.
This 1928 mixed-use property combines a multi-level office building with two residential apartments. The main structure includes a reception area, conference rooms, private offices, a kitchen, and additional office space across three floors. A rental apartment occupies the upper level, while a detached two-car garage contains a two-level, two-bedroom apartment. The main building totals approximately 3,725 square feet, with approximately 1,279 square feet on the first level, 902 square feet on the second level, 635 square feet on the third level, and 909 square feet in the lower level.
Located at the corner of Bedford and Fifth Street in Stamford, the property offers off-street parking for 6 cars plus signage potential. Improvements include a 2017 oil furnace, 2018 water heater, a 2013 main-house roof, a 2012 garage roof, and a parking lot renovated in 2015. The property also has an irrigation lawn sprinkler and asbestos removal certified in 2011.
Located at the corner of Bedford and Fifth Street in Stamford, the property offers off-street parking for 6 cars plus signage potential. Improvements include a 2017 oil furnace, 2018 water heater, a 2013 main-house roof, a 2012 garage roof, and a parking lot renovated in 2015. The property also has an irrigation lawn sprinkler and asbestos removal certified in 2011.
Key Highlights
- Mixed‑use configuration with office space and 2 residential apartments
- Main building totals approximately 3725sqft
- Main structure includes reception, 2 conference rooms, private offices, and kitchen area
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
$64,955
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
7.65%
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%
$1,299,100
$1.3M
Cap Rate 7%
$927,929
$927.9K
Cap Rate 9%
$721,722
$721.7K
Market Conditions
NOI Build-Up for 3,725 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
$111.8K $30.00/SF
− Vacancy
−$7.8K −$2.10/SF
EGI
$103.9K $27.90/SF
− OpEx
−$39.0K −$10.46/SF
NOI
$65.0K $17.44/SF
Area
Stamford, CT
Vacancy
7.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,299,100
Cap Rate 7%
$927,929
Cap Rate 9%
$721,722
Alternative Uses
Best Use
Mixed Use
$927.9K
$811.9K – $1.08M
NOI $64,955 @ 7.0% cap · market cap 7.65%
Second Best
Apartment 5plus
$915.8K
$801.4K – $1.07M
NOI $64,109 @ 7.0% cap · market cap 7.55%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,281 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,150
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner building combines office areas with two residential apartments and dedicated off-street parking.
Where is this mixed-use property located?
The property is located at 34 5th Street Stamford, CT.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Mixed‑use configuration with office space and 2 residential apartments; Main building totals approximately 3725sqft; Main structure includes reception, 2 conference rooms, private offices, and kitchen area
