Impeccably Maintained Two-Family
For Sale
$845,000
34 Lake Avenue, Trumbull, CT 06611
Two-family residence offering two bedrooms per unit, two full bathrooms, and in-unit laundry, sold as-is.
Property Size2,862 SF
Price / SF$295.25
Days on Market54
Property Features for 34 Lake Avenue
General Information
Standard status
Active
Size
2,862 SF
Property subtype
2 Family
Additional Details
Multifamily Units
2
Amenities
in-unit laundry
whole house generator
front deck
back deck
garage
storage
Building Details
Year Built
1870
Listing Agency:
BHGRE Gaetano Marra Homes
Listed By:
Maria Monteiro
(203) 906-4029
Source:
Lockandkeyre
Added: Jul 23
Changed: Sep 13
Last Checked: Sep 13 at 10:52AM
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 BHGRE Gaetano Marra Homes
Investment Insights
Based on property information with market context.
This two-family home presents a well-maintained duplex with thoughtful updates and historic character. Each unit offers over 1,400 square feet with two large bedrooms plus a small bonus room that could serve as an office, nursery, or children’s room. Both units include two full bathrooms, laundry in each unit, and ample storage. The property will be sold as-is.
Improvements cited include a new 1st floor furnace (2025), a new 1st floor water heater (2026), and a roof installed in 2018. Additional updates include a whole-house Kohler generator (2022), new front deck (2022), back deck (2025), and a new driveway and garage (2020).
The duplex configuration supports flexible living arrangements, with separate unit amenities and room layouts designed for day-to-day household needs.
Improvements cited include a new 1st floor furnace (2025), a new 1st floor water heater (2026), and a roof installed in 2018. Additional updates include a whole-house Kohler generator (2022), new front deck (2022), back deck (2025), and a new driveway and garage (2020).
The duplex configuration supports flexible living arrangements, with separate unit amenities and room layouts designed for day-to-day household needs.
Key Highlights
- Two‑family residence built in 1870 with two bedrooms and a small bonus room/office per unit
- Over 1,400 sq ft per unit with 2 full bathrooms and in‑unit laundry in each unit
- Owner‑occupant or multi‑generational versatility with flexible unit layout
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
$37,089
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
4.39%
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%
$741,780
$741.8K
Cap Rate 7%
$529,843
$529.8K
Cap Rate 9%
$412,100
$412.1K
Market Conditions
NOI Build-Up for 2,862 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
$56.7K $19.80/SF
− Vacancy
−$3.7K −$1.29/SF
EGI
$53.0K $18.51/SF
− OpEx
−$15.9K −$5.55/SF
NOI
$37.1K $12.96/SF
Area
Bridgeport, CT
Vacancy
6.50%
Lease Rate
$19.80 /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%
$741,780
Cap Rate 7%
$529,843
Cap Rate 9%
$412,100
Alternative Uses
Best Use
Multifamily LT 5
$529.8K
$463.6K – $618.2K
NOI $37,089 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$480.9K
$420.8K – $561.1K
NOI $33,665 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$816.9K
$714.8K – $953.0K
NOI $57,181 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
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Business Placement
Demographics for 06611, CT
36,835
Population
12,468
Households
3
Avg Household Size
43
Median Age
60%
College-Educated
95%
High-School Grad
23.3 sq mi
ZIP Area
1,581
Density / Sq Mi
$163,227
Median Household Income
$75,795
Median Earnings
$2,292
Median Rent
$495,300
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family residence offering two bedrooms per unit, two full bathrooms, and in-unit laundry, sold as-is.
Where is this duplex located?
The property is located at 34 Lake Avenue Trumbull, CT.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: Two‑family residence built in 1870 with two bedrooms and a small bonus room/office per unit; Over 1,400 sq ft per unit with 2 full bathrooms and in‑unit laundry in each unit; Owner‑occupant or multi‑generational versatility with flexible unit layout
