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1495 Black Rock Tpke 8,570 SF 90% Leased Retail Building Fairfield, CT 06825 $3,099,375 CAD ($361.65 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 |
$324,094
|
$37.82
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$324,094
|
$37.82
|
| Taxes |
$46,351
|
$5.41
|
| Operating Expenses |
$56,132
|
$6.55
|
| Total Expenses |
$102,483
|
$11.96
|
| Net Operating Income |
$221,611
|
$25.86
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $324,094 |
| Annual Per SF | $37.82 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $324,094 |
| Annual Per SF | $37.82 |
| Taxes (CAD) | |
|---|---|
| Annual | $46,351 |
| Annual Per SF | $5.41 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $56,132 |
| Annual Per SF | $6.55 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $102,483 |
| Annual Per SF | $11.96 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $221,611 |
| Annual Per SF | $25.86 |
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 is a publicly traded insurance holding company providing property, casualty, and related financial protection products to individual and commercial customers. Founded in 1931, the company is headquartered in Northbrook, Illinois and operates through a group of regulated insurance subsidiaries across the United States and Canada. Allstate’s common stock trades on the New York Stock Exchange under the ticker symbol ALL.
- Arrow Express
- Transportation and Warehousing
- -
- -
- Plus Utilities
- Nov 2017
-
- Administrative and Support Services
- -
- -
- -
- -
Express Employment Professionals began in 1983 and later expanded through franchising from Oklahoma City into a staffing and recruiting network. The company provides employment services for job seekers and customized staffing solutions for employers, with work spanning temporary roles, part-time jobs, and full-time placements. Express Employment Professionals also operates through a franchise model and supports a broad mix of workforce needs across its family of brands. Recent company updates describe continued growth in its staffing business and a wide franchise presence across multiple markets.
- Fresh Green Light
- Educational Services
- -
- -
- -
- -
- Hair Bellagio
- Services
- -
- -
- -
- -
- Hair Bellagio Llc
- Services
- -
- -
- -
- -
-
- Finance and Insurance
- -
- -
- -
- -
Ameriprise Financial is a publicly traded diversified financial services company that provides financial planning, wealth management, asset management, insurance, and annuity solutions. The company traces its origins to 1894, when it was founded in Minneapolis, Minnesota. Ameriprise operates through several business segments, including Advice & Wealth Management, Asset Management, and Retirement & Protection Solutions. The firm offers financial planning and advisory services to individual and institutional clients through a national network of financial advisors, as well as investment management capabilities through its asset management businesses, including Columbia Threadneedle Investments. Ameriprise became an independent public company in 2005 following its separation from American Express.
- 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 | $1,583,021 CAD (2025) |
| Land Assessment | $611,982 CAD (2025) | Annual Taxes | $46,351 CAD ($5.41 CAD/SF) |
| Improvements Assessment | $971,039 CAD (2025) | Tax Year | 2026 |
Property Taxes
Presented by
1495 Black Rock Tpke
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