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1495 Black Rock Tpke 13,770 SF 94% Leased Retail Building Fairfield, CT 06825 $3,081,082 CAD ($223.75 CAD/SF) 7.15% Cap Rate



Executive Summary
Immediate NOI Growth: A clear, short-term path to a 7.1% Pro-Forma Yield.
Prime Value-Add Opportunity: Just one vacancy remains ($32k/yr projected income) to unlock maximum asset value.
Diverse Tenant Base: 7 established tenants across retail and professional services.
Low Management Burden: Stabilized operations with professional management and mechanicals already in place.
Strong Fundamentals: Diverse lease expirations and a resilient recession-proof tenant mix.
Strategically located and meticulously maintained, this multi-tenant commercial asset offers the perfect balance of immediate cash flow and significant equity upside. At an asking price of $2,250,000, an investor steps into a stabilized income stream of $121,705 NOI, with the immediate ability to drive that to $160,879 by leasing the remaining vacant suite.
The current financials reflect several non-recurring "one-time" expenses (Tenant-specific TI and vacancy carry costs) that will not burden the new owner, providing a "clean" operational slate from Day 1.
The Numbers:
Price: $2,250,000
Current NOI: $121,705
Pro-Forma NOI: $160,879 (Including $32k vacancy absorption)
Pro-Forma Cap Rate: 7.15%
Occupancy: 85% (Stabilized with 15% upside)
The Opportunity: This is an ideal acquisition for a 1031-exchange buyer or a private investor looking for positive leverage. By capturing the remaining market rent and normalizing the expense ratio, the new owner can achieve a yield significantly above current market averages for this asset class.
Financial Summary (Pro Forma - 2026) |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$322,181
|
$23.40
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$322,181
|
$23.40
|
| Taxes |
$46,078
|
$3.35
|
| Operating Expenses |
$55,800
|
$4.05
|
| Total Expenses |
$101,878
|
$7.40
|
| Net Operating Income |
$220,303
|
$16.00
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $322,181 |
| Annual Per SF | $23.40 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $322,181 |
| Annual Per SF | $23.40 |
| Taxes (CAD) | |
|---|---|
| Annual | $46,078 |
| Annual Per SF | $3.35 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $55,800 |
| Annual Per SF | $4.05 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $101,878 |
| Annual Per SF | $7.40 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $220,303 |
| Annual Per SF | $16.00 |
Property Facts
Amenities
- Commuter Rail
- Signage
- Tenant Controlled HVAC
- Air Conditioning
Major Tenants
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease Type
- Lease End
- Affinity CPAS Holdings LLC
- Professional, Scientific, and Technical Services
- -
- -
- -
- -
Allstate Insurance operates through a nationwide network of exclusive agents that provide insurance products backed by The Allstate Corporation. The Celebration, Florida office is operated by an independent Allstate agent and serves individuals and small businesses seeking personal and commercial insurance coverage. The agency offers insurance products that include auto, homeowners, renters, condominium, life, and small-business policies. The Allstate Corporation was founded in 1931 and is a publicly traded insurance company listed on the New York Stock Exchange (NYSE: ALL). Headquartered in Northbrook, Illinois, Allstate is one of the largest personal-lines insurance providers in the United States. Its business model combines corporate underwriting and brand oversight with locally operated agency offices that manage customer relationships and policy sales. The Celebration office functions as a customer-facing retail insurance location and operates within professional office space. The agency is locally managed while adhering to Allstate’s national operating standards, compliance requirements, and technological platforms. Allstate Insurance remains publicly held and continues to expand its distribution through exclusive agencies across the United States.
- Arrow Express
- Transportation and Warehousing
- -
- -
- Plus Utilities
- Nov 2017
Express Employment Professionals is a staffing and workforce solutions organization headquartered in Oklahoma. Founded in 1983, the company operates as part of Express Employment International, supporting a global franchise network across the United States, Canada, South Africa, Australia, and New Zealand. The organization provides temporary, evaluation-to-hire, and direct-hire staffing services across office, light industrial, skilled trades, and professional job categories. Express Employment Professionals is privately held and focuses on connecting employers with qualified candidates while supporting job seekers through placement services.
- Fresh Green Light
- Educational Services
- -
- -
- -
- -
- Hair Bellagio
- Services
- -
- -
- -
- -
- Hair Bellagio Llc
- Services
- -
- -
- -
- -
Ameriprise Financial began in 1894 as Investors Syndicate in Minneapolis, Minnesota. The company became independent in 2005 and adopted its current name while expanding its services nationwide. Today, Ameriprise offers wealth management, asset management, insurance, and retirement planning solutions. The firm serves both individual consumers and institutional clients through a network of financial advisors. Ameriprise provides comprehensive financial planning through various integrated platforms and advisory services.
- Read Play Love
- Retailer
- -
- -
- -
- Jul 2027
- Seven Stars Homecare
- Health Care and Social Assistance
- -
- -
- -
- -
| Tenant | Industry | SF Occupied | Rent/SF | Lease Type | Lease End | |
| Affinity CPAS Holdings LLC | Professional, Scientific, and Technical Services | - | - | - | - | |
|
Finance and Insurance | - | - | - | - | |
| Arrow Express | Transportation and Warehousing | - | - | Plus Utilities | Nov 2017 | |
|
Administrative and Support Services | - | - | - | - | |
| Fresh Green Light | Educational Services | - | - | - | - | |
| Hair Bellagio | Services | - | - | - | - | |
| Hair Bellagio Llc | Services | - | - | - | - | |
|
Finance and Insurance | - | - | - | - | |
| Read Play Love | Retailer | - | - | - | Jul 2027 | |
| Seven Stars Homecare | Health Care and Social Assistance | - | - | - | - |
Space Availability
- Space
- Size
- Space Use
- Position
- Available
This is an ideal Retail location for a specialty retailer who is looking for maximum traffic exposure on Black Rock Turnpike. Excellent land lord and abundant parking. Ideally located between I-95 and The Merritt Parkway.
| Space | Size | Space Use | Position | Available |
| 1 A | 820 SF | Retail | - | Now |
1 A
| Size |
| 820 SF |
| Space Use |
| Retail |
| Position |
| - |
| Available |
| Now |
1 A
| Size | 820 SF |
| Space Use | Retail |
| Position | - |
| Available | Now |
This is an ideal Retail location for a specialty retailer who is looking for maximum traffic exposure on Black Rock Turnpike. Excellent land lord and abundant parking. Ideally located between I-95 and The Merritt Parkway.
Nearby Major Retailers
Property Taxes
| Parcel Number | FAIR-000077-000000-000486 | Total Assessment | $1,559,863 CAD (2025) |
| Land Assessment | $603,029 CAD (2025) | Annual Taxes | $46,078 CAD ($3.35 CAD/SF) |
| Improvements Assessment | $956,834 CAD (2025) | Tax Year | 2026 |
Property Taxes
Presented by
1495 Black Rock Tpke
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