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    Renovated Two-Family Home with Solar Title is generated by Realmo AI

    10 Gardner Falls Road, Shelburne Falls, MA 01370

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    For Sale
    $499,000

    Renovated two-family home in Shelburne Falls with income potential.

    Type:Multi-family / 2 Family - 2 Units Side by Side
    Property size:
    2,524 SF
    Price / SF:
    $197/SF
    Added:
    Apr 4, 2026
    Days on Market:
    62
    Last Refresh:
    Apr 4 at 8:07 pm

    Property Features for 10 Gardner Falls Road

    General Information

    Standard status
    Active
    Size
    2,524 SF
    Property subtype
    Multi-family / 2 Family - 2 Units Side by Side

    Building Details

    Year Built
    1995

    We can help!

    Listing Contact
    Marisol Franco
    Marisol Franco

    Listing agent Marisol Franco License #9538287

    Listing office Coldwell Banker Realty - Western MA

    Listing date Apr 4, 2026

    Source Compass

    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 Coldwell Banker Realty - Western MA

    HighLights

    • Newly renovated two‑family home ideal for multi‑generational living or rental income.
    • Main residence features 4 bedrooms, including a primary suite with full bath and skylights.
    • Second unit includes 2 bedrooms, full bath, kitchen, and living room with private basement, carport and yard.
    • Features a two‑car attached garage and central air.
    • Includes solar panels for cost savings.
    • Conveniently located in a country setting minutes from downtown shops and dining.

    Overview

    This renovated two-family property is located in the Buckland/Shelburne Falls area. The layout is suitable for multi-generational living or rental income. The main residence features 4 bedrooms, including a primary suite with a full bath and skylights, along with an additional full bathroom. The living room flows into a kitchen with vaulted ceilings and a dining area with direct access to the deck. Additional features include a two-car attached garage and central air. One electric meter services both units, and solar panels offer cost savings. The second unit includes 2 bedrooms, a full bath with a stand-up shower, a kitchen, and a living room, making it ideal for extended living or rental use. Each side offers its own private basement, two carports, and a private yard. Set in a country setting, the property is minutes from downtown with convenient access to local shops, dining, and area attractions. The property size is 2524 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $56.0k $22.20
    − Vacancy −$3.1k −$1.22
    EGI $53.0k $20.98
    − OpEx −$15.9k −$6.29
    NOI $37.1k $14.69
    2,524 SF · lease $22.20/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $529.5K
    $463.3K – $617.8K (±1% cap)
    NOI $37,066 @ 7.0% cap · market cap 7.43%
    Second Best
    Apartment 5plus
    $478.8K
    $418.9K – $558.6K (±1% cap)
    NOI $33,513 @ 7.0% cap · market cap 6.72%
    Theoretical Best
    Healthcare Medical
    $1.05M
    $915.8K – $1.22M (±1% cap)
    NOI $73,264 @ 7.0% cap · market cap 14.68%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Shelburne Falls
    County
    Franklin
    State
    Massachusetts
    Longitude
    -72.731744
    Latitude
    42.594271

    FAQs

    What type of property is this?
    Duplex - Renovated two-family home in Shelburne Falls with income potential.
    Where is this duplex located?
    The property is located at 10 Gardner Falls Road Shelburne Falls, MA.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: Newly renovated two‑family home ideal for multi‑generational living or rental income.; Main residence features **4 bedrooms, including a primary suite with full bath and skylights**.; Second unit includes 2 bedrooms, full bath, kitchen, and living room with private basement, carport and yard.
    (413) 567-8931
    We can help!
    Listing Contact
    Marisol Franco
    Marisol Franco
    Real Estate License ID: 9538287
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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