Two-Family Residential Income
For Sale
$479,500
Pending
52-54 Clinton Avenue, Bridgeport, CT 06605
Versatile two-family duplex with six bedrooms, two full baths, and an attic, sold as-is.
Property Size3,419 SF
Days on Market103
Property Features for 52-54 Clinton Avenue
General Information
Standard status
Pending
Size
3,419 SF
Property subtype
2 Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1901
Listing Agency:
Brown Harris Stevens
Listed By:
William Ferguson
(917) 576-2629
Source:
Lockandkeyre
Added: May 28
Changed: Aug 31
Last Checked: Aug 28 at 12:18PM
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 Brown Harris Stevens
Investment Insights
Based on property information with market context.
This two-family residential income duplex features six bedrooms and two full baths, with an attic that provides added functional space. The property is offered as-is, and offers flexibility for buyers looking to refresh or expand the existing setup.
The roof is reported to be two years old. The remarks also indicate that mechanical systems are in working order.
The current configuration is designed to support two separate living units within one property, with room counts and bathroom count suited to multi-occupant use.
The roof is reported to be two years old. The remarks also indicate that mechanical systems are in working order.
The current configuration is designed to support two separate living units within one property, with room counts and bathroom count suited to multi-occupant use.
Key Highlights
- Versatile two‑family duplex with 6 bedrooms and 2 full baths
- Includes an attic for added potential
- Roof is 2 years old
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
$40,217
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
8.39%
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%
$804,340
$804.3K
Cap Rate 7%
$574,529
$574.5K
Cap Rate 9%
$446,856
$446.9K
Market Conditions
NOI Build-Up for 3,419 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
$77.1K $22.56/SF
− Vacancy
−$4.0K −$1.17/SF
EGI
$73.1K $21.39/SF
− OpEx
−$32.9K −$9.62/SF
NOI
$40.2K $11.76/SF
Area
Bridgeport, CT
Vacancy
5.20%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
45.00%
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%
$804,340
Cap Rate 7%
$574,529
Cap Rate 9%
$446,856
Alternative Uses
Best Use
Multifamily LT 5
$633.0K
$553.8K – $738.5K
NOI $44,307 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$574.5K
$502.7K – $670.3K
NOI $40,217 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$975.9K
$853.9K – $1.14M
NOI $68,310 @ 7.0% cap · market cap 14.25%
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
1,302
Businesses Nearby
Explore this area
Business Placement
Demographics for 06605, CT
23,867
Population
10,799
Households
2.2
Avg Household Size
35
Median Age
33%
College-Educated
80%
High-School Grad
2.3 sq mi
ZIP Area
10,377
Density / Sq Mi
$59,673
Median Household Income
$40,276
Median Earnings
$1,423
Median Rent
$273,100
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 - Versatile two-family duplex with six bedrooms, two full baths, and an attic, sold as-is.
Where is this duplex located?
The property is located at 52-54 Clinton Avenue Bridgeport, CT.
What is the asking price?
The asking price for this property is $479,500.
What are key features of this property?
This property features: Versatile two‑family duplex with 6 bedrooms and 2 full baths; Includes an attic for added potential; Roof is 2 years old
