Remodeled Duplex with Bonus
For Sale
$680,000
Pending
95 Main Street, East Haven, CT 06512
Two residential units offer upgraded interiors, in-unit laundry, fireplaces, and off-street parking.
Property Size2,782 SF
Days on Market257
Property Features for 95 Main Street
General Information
Standard status
Pending
Size
2,782 SF
Property subtype
Multi-Family / 2 Family
Zoning
R-1
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,541
Amenities
hardwood floors
open-concept kitchen
newer appliances
butcher-block counters
recessed lighting
custom marble fireplace
bonus studio
in-unit laundry
two fireplaces
porcelain tile and Bluetooth features
generator hookup
stamped concrete patio
fire pit
spacious rooms
natural light
attic storage
soundboard flooring
finished office space
soundproof sheetrock
newer siding
newer gutters
half-new roof
blue stone steps
outdoor shed
yard
Yes
Hot Water
10
Window Unit
2
Walk-up
Washer/Dryer All Units
2units first 1 unit second
Balcony, Grill, Shed, Deck, Garden Area, Guest House, Patio
Not Applicable
Building Details
Year Built
1930
Listing Agency:
William Raveis Real Estate
(203) 500-3243
Listed By:
Ariel R Tortora · License #RES.0806320
(203) 500-3243
Source:
Compass
Added: Dec 16, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:40AM
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 R-1-zoned duplex at 95 Main Street includes 2,782 SF of residential space and an additional studio with interior and exterior access. The main-level residence has three bedrooms and one bathroom, hardwood flooring, an open kitchen with newer appliances and butcher-block counters, recessed lighting, two fireplaces, and two laundry setups. Bathroom improvements include porcelain tile and Bluetooth features. A second residence provides two bedrooms, one bathroom, laundry, spacious rooms, and strong natural light.
The property also includes attic storage, soundboard flooring, plywood flooring, and a finished office area. Exterior improvements include newer siding, newer gutters, and a partially replaced roof. Two driveways provide off-street parking, while the grounds feature blue stone steps, a stamped-concrete patio, fire pit, outdoor shed, garden area, and deck. A generator hookup and soundproof sheetrock add further functional improvements.
The property also includes attic storage, soundboard flooring, plywood flooring, and a finished office area. Exterior improvements include newer siding, newer gutters, and a partially replaced roof. Two driveways provide off-street parking, while the grounds feature blue stone steps, a stamped-concrete patio, fire pit, outdoor shed, garden area, and deck. A generator hookup and soundproof sheetrock add further functional improvements.
Key Highlights
- 2,782 SF duplex with an additional studio and interior and exterior access
- Main residence includes 3 bedrooms, 1 bath, hardwood floors, 2 fireplaces, and 2 laundry setups
- Second unit offers 2 bedrooms, 1 bath, laundry, spacious rooms, and natural light
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
$46,826
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
6.89%
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%
$936,520
$936.5K
Cap Rate 7%
$668,943
$668.9K
Cap Rate 9%
$520,289
$520.3K
Market Conditions
NOI Build-Up for 2,782 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
$71.8K $25.80/SF
− Vacancy
−$4.9K −$1.75/SF
EGI
$66.9K $24.05/SF
− OpEx
−$20.1K −$7.21/SF
NOI
$46.8K $16.83/SF
Area
New Haven, CT
Vacancy
6.80%
Lease Rate
$25.80 /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%
$936,520
Cap Rate 7%
$668,943
Cap Rate 9%
$520,289
Alternative Uses
Best Use
Multifamily LT 5
$668.9K
$585.3K – $780.4K
NOI $46,826 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$622.5K
$544.7K – $726.2K
NOI $43,574 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$894.9K
$783.0K – $1.04M
NOI $62,643 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
652
Businesses Nearby
Explore this area
Business Placement
Demographics for 06512, CT
29,457
Population
12,945
Households
2.3
Avg Household Size
43
Median Age
30%
College-Educated
91%
High-School Grad
10.6 sq mi
ZIP Area
2,779
Density / Sq Mi
$84,034
Median Household Income
$48,981
Median Earnings
$1,464
Median Rent
$265,200
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 - Two residential units offer upgraded interiors, in-unit laundry, fireplaces, and off-street parking.
Where is this duplex located?
The property is located at 95 Main Street East Haven, CT.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: 2,782 SF duplex with an additional studio and interior and exterior access; Main residence includes 3 bedrooms, 1 bath, hardwood floors, 2 fireplaces, and 2 laundry setups; Second unit offers 2 bedrooms, 1 bath, laundry, spacious rooms, and natural light
