Mixed-Use Income
For Sale
$1,275,000
Pending
62 Dyke Lane, Stamford, CT 06902
Mixed-use property with three apartments, an office, and a two-bay garage with loft, in need of minor upgrades.
Property Size2,340 SF
Days on Market132
Property Features for 62 Dyke Lane
General Information
Standard status
Pending
Size
2,340 SF
Property subtype
4 Family
Units
Multifamily Units
3
Office Units
1
Building Details
Year Built
1925
Listing Agency:
William Raveis Real Estate
Listed By:
Daniel Kolich · License #RES.0794269
(203) 667-2467
Source:
Lockandkeyre
Added: Apr 29
Changed: Aug 25
Last Checked: Aug 24 at 4:56AM
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 Raveis Real Estate
Investment Insights
Based on property information with market context.
This mixed-use income property includes three residential apartments, an office, and a two-bay garage with a loft, creating five separate revenue streams. The offering is described as being in need of minor upgrades to achieve a projected NOI of $125,000. A nice back yard is also included.
Located within walking distance of Koscuzo Park and Commons Park, the property is positioned within Harbor Point and its surrounding amenities.
Financials are available upon request for qualified buyers.
Located within walking distance of Koscuzo Park and Commons Park, the property is positioned within Harbor Point and its surrounding amenities.
Financials are available upon request for qualified buyers.
Key Highlights
- Mixed‑use property with 3 residential apartments, an office, and a 2‑bay garage with loft
- Built in 1925 with hot water heat
- Cooling provided by window units
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
$45,027
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
3.53%
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%
$900,540
$900.5K
Cap Rate 7%
$643,243
$643.2K
Cap Rate 9%
$500,300
$500.3K
Market Conditions
NOI Build-Up for 2,340 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
$68.8K $29.40/SF
− Vacancy
−$4.5K −$1.91/SF
EGI
$64.3K $27.49/SF
− OpEx
−$19.3K −$8.25/SF
NOI
$45.0K $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%
$900,540
Cap Rate 7%
$643,243
Cap Rate 9%
$500,300
Alternative Uses
Best Use
Multifamily LT 5
$643.2K
$562.8K – $750.5K
NOI $45,027 @ 7.0% cap · market cap 3.53%
Second Best
Apartment 5plus
$575.3K
$503.4K – $671.2K
NOI $40,272 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$846.1K
$740.3K – $987.1K
NOI $59,226 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,593
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?
Triplex - Mixed-use property with three apartments, an office, and a two-bay garage with loft, in need of minor upgrades.
Where is this triplex located?
The property is located at 62 Dyke Lane Stamford, CT.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Mixed‑use property with 3 residential apartments, an office, and a 2‑bay garage with loft; Built in 1925 with hot water heat; Cooling provided by window units
