Two-Family Residential Income
For Sale
$449,900
Pending
10 Bartlett St, South Hadley, MA 01075
Duplex with two separate homes, separate utilities, and multiple bedrooms for flexible living or rental use.
Property Size2,405 SF
Days on Market64
Property Features for 10 Bartlett St
General Information
Standard status
Pending
Size
2,405 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
AGR
Taxes and HOA fees
Annual Taxes
$4,645
Building Details
Building Size
2,405 SF
Year Built
1950
Stories
3
Units
2
Listing Agency:
Richard M. Russo Real Estate
Listed By:
Richard Russo
(413) 374-2103
Source:
Aucoinryanrealty
Added: Jul 4
Changed: Aug 8
Last Checked: Jul 23 at 7:15AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Richard M. Russo Real Estate
Investment Insights
Based on property information with market context.
This unique duplex consists of two separate single-family homes on one property, each with its own utilities. The main house includes 7 rooms with 3 bedrooms and 2 full baths, with the main bedroom located on the first floor. The first-floor full bath features a remodeled walk-in shower, and the shower and floor include a 10-year warranty. The living and dining rooms have wood floors, and the kitchen includes a breezeway/mudroom for additional space. A new oil-fired heating system was installed in 2026, and entry doors were replaced in 2026. The second-floor full bath flooring also includes a 10-year warranty.
The second home offers a spacious living room, kitchen, and 3 bedrooms, along with a loft area. The property is located on a dead-end street in a quiet neighborhood.
With separate layouts and utilities, the building supports multi-generational living or rental functionality within a single duplex configuration.
The second home offers a spacious living room, kitchen, and 3 bedrooms, along with a loft area. The property is located on a dead-end street in a quiet neighborhood.
With separate layouts and utilities, the building supports multi-generational living or rental functionality within a single duplex configuration.
Key Highlights
- Two separate single‑family homes on one lot with all separate utilities—flexible for multi‑generational living or rental use
- Main home: 3 bedrooms, 2 full baths, main bedroom on the first floor; spacious living and dining rooms with wood floors
- Remodeled first‑floor bath with a walk‑in shower including a 10‑year warranty on the shower and floor
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
$34,742
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
7.72%
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%
$694,840
$694.8K
Cap Rate 7%
$496,314
$496.3K
Cap Rate 9%
$386,022
$386.0K
Market Conditions
NOI Build-Up for 2,405 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
$51.9K $21.60/SF
− Vacancy
−$2.3K −$0.96/SF
EGI
$49.6K $20.64/SF
− OpEx
−$14.9K −$6.19/SF
NOI
$34.7K $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%
$694,840
Cap Rate 7%
$496,314
Cap Rate 9%
$386,022
Alternative Uses
Best Use
Multifamily LT 5
$496.3K
$434.3K – $579.0K
NOI $34,742 @ 7.0% cap · market cap 7.72%
Second Best
Apartment 5plus
$453.8K
$397.1K – $529.5K
NOI $31,767 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,522 @ 7.0% cap · market cap 22.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Explore this area
Business Placement
Demographics for 01075, MA
18,168
Population
7,597
Households
2.4
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
17.7 sq mi
ZIP Area
1,026
Density / Sq Mi
$93,646
Median Household Income
$46,960
Median Earnings
$1,264
Median Rent
$324,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two separate homes, separate utilities, and multiple bedrooms for flexible living or rental use.
Where is this duplex located?
The property is located at 10 Bartlett St South Hadley, MA.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two separate single‑family homes on one lot with all separate utilities—flexible for multi‑generational living or rental use; Main home: 3 bedrooms, 2 full baths, main bedroom on the first floor; spacious living and dining rooms with wood floors; Remodeled first‑floor bath with a walk‑in shower including a 10‑year warranty on the shower and floor
