Duplex with Separate
For Sale
$319,000
Pending
100 Keith Street, Springfield, MA 01108
Partly renovated duplex featuring a newer 2024 roof, updated interior finishes, and separate utilities with off-street parking.
Property Size2,190 SF
Days on Market31
Property Features for 100 Keith Street
General Information
Standard status
Pending
Size
2,190 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Highway Access
Yes
Amenities
laundry hook up
Building Details
Year Built
1914
Listing Agency:
Dot Homes Real Estate Company
Listed By:
Liem Nguyen
(978) 630-2070
Source:
Foster-healey
Added: Jul 21
Changed: Aug 8
Last Checked: Jul 29 at 4:49PM
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 Dot Homes Real Estate Company
Investment Insights
Based on property information with market context.
This duplex offers partly renovated living space with recent improvements including a newer roof installed in 2024, fresh interior paint, and an updated kitchen on the second floor. The property also includes laundry hook-ups and separate utilities, supporting independent operations between units. Off-street parking is available, and the seller is offering the property in as-is condition.
The property is described as located in a quiet neighborhood, close to a school, with easy access to major highways.
Prospective buyers can review the property layout and finishes during an easy showing, and should plan for due diligence given the as-is offering.
The property is described as located in a quiet neighborhood, close to a school, with easy access to major highways.
Prospective buyers can review the property layout and finishes during an easy showing, and should plan for due diligence given the as-is offering.
Key Highlights
- 1914‑built duplex with partly renovated interior finishes
- New roof installed in 2024
- New second‑floor kitchen and laundry hookups
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
$28,836
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
9.04%
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%
$576,720
$576.7K
Cap Rate 7%
$411,943
$411.9K
Cap Rate 9%
$320,400
$320.4K
Market Conditions
NOI Build-Up for 2,190 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
$55.2K $25.20/SF
− Vacancy
−$2.8K −$1.26/SF
EGI
$52.4K $23.94/SF
− OpEx
−$23.6K −$10.77/SF
NOI
$28.8K $13.17/SF
Area
Springfield, MA
Vacancy
5.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$576,720
Cap Rate 7%
$411,943
Cap Rate 9%
$320,400
Alternative Uses
Best Use
Multifamily LT 5
$463.1K
$405.2K – $540.3K
NOI $32,416 @ 7.0% cap · market cap 10.16%
Second Best
Apartment 5plus
$411.9K
$360.5K – $480.6K
NOI $28,836 @ 7.0% cap · market cap 9.04%
Theoretical Best
Office A
$594.7K
$520.4K – $693.8K
NOI $41,628 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,003
Businesses Nearby
Explore this area
Business Placement
Demographics for 01108, MA
27,671
Population
11,332
Households
2.4
Avg Household Size
33
Median Age
21%
College-Educated
81%
High-School Grad
3.4 sq mi
ZIP Area
8,139
Density / Sq Mi
$51,851
Median Household Income
$34,539
Median Earnings
$1,224
Median Rent
$219,500
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 - Partly renovated duplex featuring a newer 2024 roof, updated interior finishes, and separate utilities with off-street parking.
Where is this duplex located?
The property is located at 100 Keith Street Springfield, MA.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 1914‑built duplex with partly renovated interior finishes; New roof installed in 2024; New second‑floor kitchen and laundry hookups
