Two-Family Home with Garage
For Sale
$274,900
Pending
11 Burnham St, North Adams, MA 01247
MULTI_FAMILY - Other - North Adams, MA
Property Size1,682 SF
Lot Size0.94 Acres
Days on Market36
Property Features for 11 Burnham St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Basement, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 2
Parking
4
Parking features
Garage
Basement
Full
Appliances
Washer, Refrigerator, Range, Dryer
Elementary school
Greylock
High school
Drury
Directions
From Main St head east on Rt 2 - take a left on Walker St (across from package store) - take a left on Burnham - house is at bottom of street on the right.
Subdivision
North Registry
Standard status
Pending
APN
M:064 B:0000 L:14
Size
1,682 SF
Lot size
0.94 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3802
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Steam, Oil
Water source
Public
Building Details
Year built
1900
Number of units
2
Flooring type
Wood, Laminate
Building materials
Wood Frame, Vinyl
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Lamacchia Realty, Inc. - Dalton
(413) 443-7274
Listed By:
Jim Thurston · License #9560840
(413) 329-4780
Added: Jul 17
Changed: Jul 24
Last Checked: Aug 21 at 7:06PM
MLS# 250266
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers two separate 2-bedroom apartments. Each unit includes its own laundry facilities. The first-floor apartment features a closed-in porch overlooking the backyard, while the second-floor apartment includes a smaller enclosed area near the back stairs. The property also includes a large two-car garage and an expansive driveway providing off-street parking.
The home sits on nearly an acre of land, offering outdoor space along with practical storage and parking for day-to-day use.
With a solid existing setup and room for some TLC, the layout supports straightforward rental use across both units.
The home sits on nearly an acre of land, offering outdoor space along with practical storage and parking for day-to-day use.
With a solid existing setup and room for some TLC, the layout supports straightforward rental use across both units.
Key Highlights
- Nearly 1‑acre two‑family home in North Adams with spacious yard and outdoor space
- Two apartments, each with 2 bedrooms (4 bedrooms total across both units)
- Each unit includes its own laundry facilities
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
$25,094
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
9.13%
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%
$501,880
$501.9K
Cap Rate 7%
$358,486
$358.5K
Cap Rate 9%
$278,822
$278.8K
Market Conditions
NOI Build-Up for 1,682 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
$36.3K $21.60/SF
− Vacancy
−$483 −$0.29/SF
EGI
$35.8K $21.31/SF
− OpEx
−$10.8K −$6.39/SF
NOI
$25.1K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
Lease Rate
$21.60 /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%
$501,880
Cap Rate 7%
$358,486
Cap Rate 9%
$278,822
Alternative Uses
Best Use
Multifamily LT 5
$358.5K
$313.7K – $418.2K
NOI $25,094 @ 7.0% cap · market cap 9.13%
Second Best
Apartment 5plus
$328.4K
$287.3K – $383.1K
NOI $22,986 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$492.5K
$430.9K – $574.6K
NOI $34,474 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 01247, MA
15,147
Population
7,859
Households
1.9
Avg Household Size
44
Median Age
27%
College-Educated
90%
High-School Grad
45.9 sq mi
ZIP Area
330
Density / Sq Mi
$55,544
Median Household Income
$38,145
Median Earnings
$786
Median Rent
$190,600
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 - Well-maintained two-family home with two 2-bedroom units, each with laundry, plus a large two-car garage and off-street parking.
Where is this duplex located?
The property is located at 11 Burnham St North Adams, MA.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: Nearly 1‑acre two‑family home in North Adams with spacious yard and outdoor space; Two apartments, each with 2 bedrooms (4 bedrooms total across both units); Each unit includes its own laundry facilities
