Two-Unit Duplex with
For Sale
$899,000
93 George Street, Stamford, CT 06902
Multi-Family For Sale, Units on different Floors, Stamford, CT
Property Size2,900 SF
Lot Size0.22 Acres
Price / SF$310
Days on Market47
Property Features for 93 George Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bathroom 2, Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 2, Basement
Fireplace
1
Basement
Full
Lot features
Level Lot
Elementary school
K.T. Murphy
High school
Westhill
Directions
Cove Road, Avery to George St # 93
Subdivision
Cove
Standard status
Active
Size
2,900 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
11059
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1950
Architectural style
Other
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(203) 322-2300
Listed By:
Mary Valenton
(203) 957-1108
Added: Aug 9
Changed: Sep 23
Last Checked: Sep 24 at 10:06AM
MLS# 24197960
Copyright © 2026 SmartMLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex at 93 George Street contains 2,900 square feet on a 0.22-acre lot, with the residences arranged on different floors. The property includes a basement, two bathrooms, six bedrooms, a fireplace, hot-water heating, and window-unit cooling. Built in 1950, it is connected to public water and public sewer and is being sold as-is.
One unit is occupied under a month-to-month rental arrangement, while the second unit provides additional residential space. The property is located in Stamford, with access to downtown, Metro-North, shopping, restaurants, parks, healthcare, and major commuter routes described in the listing information. Showings require at least 24 hours’ notice.
One unit is occupied under a month-to-month rental arrangement, while the second unit provides additional residential space. The property is located in Stamford, with access to downtown, Metro-North, shopping, restaurants, parks, healthcare, and major commuter routes described in the listing information. Showings require at least 24 hours’ notice.
Key Highlights
- Two‑family duplex with 2,900 square feet of building area
- 0.22‑acre lot in Stamford, CT
- R5 zoning designation
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
$55,803
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
6.21%
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%
$1,116,060
$1.1M
Cap Rate 7%
$797,186
$797.2K
Cap Rate 9%
$620,033
$620.0K
Market Conditions
NOI Build-Up for 2,900 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
$85.3K $29.40/SF
− Vacancy
−$5.5K −$1.91/SF
EGI
$79.7K $27.49/SF
− OpEx
−$23.9K −$8.25/SF
NOI
$55.8K $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%
$1,116,060
Cap Rate 7%
$797,186
Cap Rate 9%
$620,033
Alternative Uses
Best Use
Multifamily LT 5
$797.2K
$697.5K – $930.1K
NOI $55,803 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$713.0K
$623.9K – $831.8K
NOI $49,910 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$1.05M
$917.5K – $1.22M
NOI $73,400 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
422
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - R5-zoned duplex with public water, public sewer, and separate units arranged across different floors.
Where is this duplex located?
The property is located at 93 George Street Stamford, CT.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two‑family duplex with 2,900 square feet of building area; 0.22‑acre lot in Stamford, CT; R5 zoning designation
