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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

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Executive Summary

Investment Highlights:
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

Sale Type
Investment or Owner User
Property Type
Retail
Building Size
13,770 SF
Building Class
C
Year Built
1980
Price
$3,081,082 CAD
Price Per SF
$223.75 CAD
Cap Rate
7.15%
NOI
$220,303 CAD
Percent Leased
94%
Tenancy
Multiple
Building Height
3 Stories
Building FAR
0.79
Lot Size
0.40 AC
Zoning
NDD - Neighborhood Designed District
Parking
30 Spaces (3.59 Spaces per 1,000 SF Leased)
Frontage
83’ on Black Rock Turnpike

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
  • -
  • -
  • -
  • -
  • Finance and Insurance
  • -
  • -
  • -
  • -

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
  • Administrative and Support Services
  • -
  • -
  • -
  • -

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
  • -
  • -
  • -
  • -
  • Finance and Insurance
  • -
  • -
  • -
  • -

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
  • 1 A
  • 820 SF
  • Retail
  • -
  • 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.

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

Orangetheory Fitness
Burn Boot Camp
Pure Barre
ShopRite
TD Bank
Webster Bank
Boston Market
Stop & Shop
Fairfield County Bank
Starbucks

Property Taxes

Property Taxes

Parcel Number
FAIR-000077-000000-000486
Land Assessment
$603,029 CAD (2025)
Improvements Assessment
$956,834 CAD (2025)
Total Assessment
$1,559,863 CAD (2025)
Annual Taxes
$46,078 CAD ($3.35 CAD/SF)
Tax Year
2026
  • Listing ID: 39538195

  • Date on Market: 2026-02-22

  • Last Updated:

  • Address: 1495 Black Rock Tpke, Fairfield, CT 06825

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