Two-Family Home with Four-Car
New
For Sale
$1,125,000
44 Elm Tree Pl, Stamford, CT 06906
Duplex with separate utilities, private laundry for each unit, and substantial off-street parking.
Property Size2,664 SF
Price / SF$422.30
Days on Market4
Property Features for 44 Elm Tree Pl
General Information
Standard status
Active
Size
2,664 SF
Property subtype
Multi-Family
Building Details
Year Built
1922
Listing Agency:
William Pitt Sotheby's Int'l
Listed By:
Ed Villeda
(203) 249-4585
Source:
Themialeteam
Added: Sep 4
Last Checked: Sep 6 at 12:20PM
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 William Pitt Sotheby's Int'l
Investment Insights
Based on property information with market context.
This two-family property contains 2,664 square feet and was built in 1922. The first residence includes two bedrooms, one full bathroom, a living room, dining area, and kitchen. The upper residence offers three bedrooms, one full bathroom, living and dining rooms, a kitchen, and a finished attic room currently used as a bedroom. Each unit has its own laundry, while the unfinished basement provides additional storage.
Separate gas furnaces serve the two residences, with individual heat, hot water, and electric service plus a third owner’s meter. The 0.24-acre parcel includes a detached four-car tandem garage and a sizable parking area. The property is located near shopping, restaurants, grocery stores, schools, parks, and major commuter routes in Stamford.
Separate gas furnaces serve the two residences, with individual heat, hot water, and electric service plus a third owner’s meter. The 0.24-acre parcel includes a detached four-car tandem garage and a sizable parking area. The property is located near shopping, restaurants, grocery stores, schools, parks, and major commuter routes in Stamford.
Key Highlights
- Two‑family property with 2,664 square feet
- First‑floor unit has 2 bedrooms and 1 full bathroom
- Second‑floor unit has 3 bedrooms, 1 full bathroom, and a finished attic room
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
$51,261
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
4.56%
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%
$1,025,220
$1.0M
Cap Rate 7%
$732,300
$732.3K
Cap Rate 9%
$569,567
$569.6K
Market Conditions
NOI Build-Up for 2,664 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
$78.3K $29.40/SF
− Vacancy
−$5.1K −$1.91/SF
EGI
$73.2K $27.49/SF
− OpEx
−$22.0K −$8.25/SF
NOI
$51.3K $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%
$1,025,220
Cap Rate 7%
$732,300
Cap Rate 9%
$569,567
Alternative Uses
Best Use
Multifamily LT 5
$732.3K
$640.8K – $854.4K
NOI $51,261 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$655.0K
$573.1K – $764.2K
NOI $45,849 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$963.2K
$842.8K – $1.12M
NOI $67,426 @ 7.0% cap · market cap 5.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Explore this area
Business Placement
Demographics for 06906, CT
9,902
Population
3,727
Households
2.7
Avg Household Size
38
Median Age
47%
College-Educated
80%
High-School Grad
1.3 sq mi
ZIP Area
7,617
Density / Sq Mi
$91,710
Median Household Income
$45,518
Median Earnings
$2,207
Median Rent
$576,200
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 - Duplex with separate utilities, private laundry for each unit, and substantial off-street parking.
Where is this duplex located?
The property is located at 44 Elm Tree Pl Stamford, CT.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two‑family property with 2,664 square feet; First‑floor unit has 2 bedrooms and 1 full bathroom; Second‑floor unit has 3 bedrooms, 1 full bathroom, and a finished attic room
