Turn-Key Duplex
For Sale
$419,000
1022-1024 Hampden Street, Holyoke, MA 01040
Well-maintained duplex on a corner lot with enclosed porches, fenced yard, and separate utilities for two floors.
Property Size2,553 SF
Price / SF$164.12
Days on Market158
Property Features for 1022-1024 Hampden Street
General Information
Standard status
Active
Size
2,553 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Amenities
enclosed porches
Building Details
Year Built
1900
Year Renovated
2018
Stories
2
Tenancy
Multi
Listing Agency:
5 College REALTORS Northampton
Listed By:
Robert Goggins
(413) 665-3771
Source:
Cbcommunityrealtors
Added: Mar 19
Changed: Aug 23
Last Checked: Aug 22 at 9:26AM
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 5 College REALTORS Northampton
Investment Insights
Based on property information with market context.
This turn-key duplex offers two independent units with separate utilities on two floors and independent entrances, designed to simplify day-to-day management. The property includes updated renovations completed in 2018, featuring a newer roof, renovated kitchens and baths, and refinished hardwood floors. Two units also feature enclosed porches, adding usable enclosed space.
Set on a corner lot, the home includes a fenced yard and ample off-street parking. The property is positioned for convenient access to local amenities and highway access.
Recent improvements and a functional two-floor layout make this a practical residential income property for either ownership or investment.
Set on a corner lot, the home includes a fenced yard and ample off-street parking. The property is positioned for convenient access to local amenities and highway access.
Recent improvements and a functional two-floor layout make this a practical residential income property for either ownership or investment.
Key Highlights
- Duplex on a corner lot with enclosed porches on two units
- Extensive 2018 updates include newer roof, renovated kitchens and baths, and refinished hardwood floors
- Separate utilities for two floors with independent entrances
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
$33,438
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
7.98%
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%
$668,760
$668.8K
Cap Rate 7%
$477,686
$477.7K
Cap Rate 9%
$371,533
$371.5K
Market Conditions
NOI Build-Up for 2,553 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
$50.5K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$47.8K $18.71/SF
− OpEx
−$14.3K −$5.61/SF
NOI
$33.4K $13.10/SF
Area
Hampden County, MA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$668,760
Cap Rate 7%
$477,686
Cap Rate 9%
$371,533
Alternative Uses
Best Use
Multifamily LT 5
$477.7K
$418.0K – $557.3K
NOI $33,438 @ 7.0% cap · market cap 7.98%
Second Best
Apartment 5plus
$442.7K
$387.4K – $516.5K
NOI $30,989 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,143 @ 7.0% cap · market cap 26.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 01040, MA
38,238
Population
17,057
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
79%
High-School Grad
21.2 sq mi
ZIP Area
1,804
Density / Sq Mi
$51,892
Median Household Income
$41,801
Median Earnings
$1,016
Median Rent
$255,300
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 - Well-maintained duplex on a corner lot with enclosed porches, fenced yard, and separate utilities for two floors.
Where is this duplex located?
The property is located at 1022-1024 Hampden Street Holyoke, MA.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Duplex on a corner lot with enclosed porches on two units; Extensive 2018 updates include newer roof, renovated kitchens and baths, and refinished hardwood floors; Separate utilities for two floors with independent entrances
