Triplex with Barns and
For Sale
$675,000
15 Main St, Hatfield, MA 01038
Residential Income, Hatfield, MA
Property Size4,142 SF
Lot Size12.28 Acres
Price / SF$162.96
Days on Market94
Property Features for 15 Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
TC
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 3, Bedroom 5
Parking
13
Elementary school
Hatfield Elementary
Middle school
Hatfield
High school
Smith Academy
Directions
Elm St to Maple St to Main St, or use GPS
Standard status
Active
APN
M:0222 B:0119 L:0,3626409
Size
4,142 SF
Lot size
12.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8878
Amenities
barns
garage spaces
basement
loft
mature landscaping
Building Details
Year built
1772
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams Realty
(413) 565-5478
Listed By:
Laura Stevens
(413) 565-5478
Added: May 28
Changed: Aug 26
Last Checked: Aug 29 at 1:06AM
MLS# 73526348
Copyright © 2026 MLS Property Information Network Inc. 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 4,142-square-foot triplex, built in 1772, contains three independent apartments with one- to three-bedroom layouts. Each unit includes a washer/dryer hookup, while shared property features include eat-in kitchens, generous living areas, a cement-floor basement, and a loft over the attached one-car garage. Updated components include portions of the roof, electrical, and plumbing systems, along with a new energy-on-demand furnace. Wood floors, original trim, a welcoming foyer, and other farmhouse details remain in place.
The property includes two barns, three garage spaces, mature landscaping, and ample parking. Additional space supports storage, equipment, workshop, and similar practical uses. The property is located in Hatfield, Hampshire County, Massachusetts, and is zoned TC. Its multi-unit layout and accessory structures provide a combination of residential accommodation and substantial utility space.
The property includes two barns, three garage spaces, mature landscaping, and ample parking. Additional space supports storage, equipment, workshop, and similar practical uses. The property is located in Hatfield, Hampshire County, Massachusetts, and is zoned TC. Its multi-unit layout and accessory structures provide a combination of residential accommodation and substantial utility space.
Key Highlights
- Three separate residential units with one- to three‑bedroom configurations
- 4,142 square feet across a property built in 1772
- Two barns, three garage spaces, and ample parking
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
$59,834
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
8.86%
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%
$1,196,680
$1.2M
Cap Rate 7%
$854,771
$854.8K
Cap Rate 9%
$664,822
$664.8K
Market Conditions
NOI Build-Up for 4,142 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
$89.5K $21.60/SF
− Vacancy
−$4.0K −$0.96/SF
EGI
$85.5K $20.64/SF
− OpEx
−$25.6K −$6.19/SF
NOI
$59.8K $14.45/SF
Area
Hampshire County, MA
Vacancy
4.46%
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%
$1,196,680
Cap Rate 7%
$854,771
Cap Rate 9%
$664,822
Alternative Uses
Best Use
Multifamily LT 5
$854.8K
$747.9K – $997.2K
NOI $59,834 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$781.6K
$683.9K – $911.8K
NOI $54,710 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$2.52M
$2.21M – $2.94M
NOI $176,568 @ 7.0% cap · market cap 26.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 01038, MA
2,522
Population
1,119
Households
2.3
Avg Household Size
53
Median Age
56%
College-Educated
97%
High-School Grad
9.2 sq mi
ZIP Area
274
Density / Sq Mi
$112,083
Median Household Income
$56,576
Median Earnings
$1,458
Median Rent
$450,200
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?
Triplex - Three separate apartments combine with flexible storage, work areas, and farmhouse character on a substantial rural property.
Where is this triplex located?
The property is located at 15 Main St Hatfield, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Three separate residential units with one- to three‑bedroom configurations; 4,142 square feet across a property built in 1772; Two barns, three garage spaces, and ample parking
