Your email has been sent.
1495 Black Rock Tpke 8,570 SF 90% Leased Retail Building Fairfield, CT 06825 $3,115,192 CAD ($363.50 CAD/SF) 7.15% Cap Rate
Investment Highlights
- Great Visibility for Retail Recognition and signage on the building and Monument, in High Traffic corridor in busy Fairfield
Executive Summary
Immediate Net Operating Incom (NOI) Growth: 7.15% 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 leases extend in 2029.
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: 90% (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 |
$325,748
|
$38.01
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$325,748
|
$38.01
|
| Taxes |
$46,588
|
$5.44
|
| Operating Expenses |
$56,418
|
$6.58
|
| Total Expenses |
$103,006
|
$12.02
|
| Net Operating Income |
$222,742
|
$25.99
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $325,748 |
| Annual Per SF | $38.01 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $325,748 |
| Annual Per SF | $38.01 |
| Taxes (CAD) | |
|---|---|
| Annual | $46,588 |
| Annual Per SF | $5.44 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $56,418 |
| Annual Per SF | $6.58 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $103,006 |
| Annual Per SF | $12.02 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $222,742 |
| Annual Per SF | $25.99 |
Property Facts
Amenities
- Signage
- Tenant Controlled HVAC
- Monument Signage
- Air Conditioning
- Smoke Detector
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 began in 1931 as an insurance business launched by Sears, Roebuck and Co., and its early operations relied on mail-order auto coverage. Over time, the company expanded beyond auto insurance into home, renters, condo, motorcycle, boat, RV, life, business, identity protection, phone protection, retirement, and investment planning. Today, Allstate serves customers through digital self-service tools, local agents, and a broad set of protection products for vehicles, homes, families, and small businesses.
- Arrow Express
- Transportation and Warehousing
- -
- -
- Plus Utilities
- Nov 2017
-
- Administrative and Support Services
- -
- -
- -
- -
Express Employment Professionals began in 1983 as a staffing business and expanded through franchising in 1985. The company connects job seekers with full-time, part-time, temporary, and direct-hire roles while helping employers fill office services, light industrial, skilled trades, healthcare, and professional positions. Express Employment Professionals operates through locally owned franchise offices supported by shared international resources, and the brand has grown into a broad staffing network with a presence across the U.S. and several other countries. The company's market presence centers on employment placement, workforce solutions, and franchise-based staffing services for businesses and job seekers.
- Fresh Green Light
- Educational Services
- -
- -
- -
- -
- Hair Bellagio
- Services
- -
- -
- -
- -
- Hair Bellagio Llc
- Services
- -
- -
- -
- -
-
- Finance and Insurance
- -
- -
- -
- -
Ameriprise Financial began in 1894, when John Tappan founded Investors Syndicate, establishing the origin of the business that later became Ameriprise Financial. The company became an independent public company after a spin-off from American Express in 2005, marking a major step in its modern history. Ameriprise Financial offers financial planning, wealth management, asset management, insurance, annuities, and estate planning services, supported by a broad network of financial advisors and global asset management capabilities. The business also operates through brands and platforms tied to advice, brokerage, banking, and investment management, giving Ameriprise Financial a wide presence across individual and institutional financial 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 the active Black Rock Turnpike area. 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 the active Black Rock Turnpike area. 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 | $1,571,733 CAD (2025) |
| Land Assessment | $607,618 CAD (2025) | Annual Taxes | $46,588 CAD ($5.44 CAD/SF) |
| Improvements Assessment | $964,114 CAD (2025) | Tax Year | 2026 |
Property Taxes
Presented by
1495 Black Rock Tpke
Hmm, there seems to have been an error sending your message. Please try again.
Thanks! Your message was sent.