Building Details

Building Size 3,776 SF

Year Built 1988

Listing Agency: William Raveis R.E. & Home Services

Listed By: Stiles & Dunn Show Phone

Source: Donnellyandco

Added: Sep 9 Changed: Sep 14 Last Checked: Sep 16 at 11:36PM

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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 William Raveis R.E. & Home Services

Investment Insights

Based on property information with market context.

This contemporary duplex property combines a spacious main residence with a legal one-bedroom apartment positioned above the garage. The primary dwelling includes an open living and dining arrangement, vaulted ceilings, skylights, maple hardwood flooring, two first-floor primary suites, two additional upstairs bedrooms, and multiple full baths. One main-level suite includes accessibility-oriented features, while the other offers a Jacuzzi tub, separate shower, and stackable laundry setup. A fireplace, large deck, walkout lower level, wood stove, and substantial storage add functional variety.

The property occupies 2.45 acres and abuts Town of Pelham conservation land, providing a rural setting near Amherst, UMass, and the surrounding Valley area. The lower level has a slider and five windows, supporting potential office, recreation, family, or fitness use. Additional features include a newer furnace, newer hot water heater, first-floor laundry hookups, whole-house vacuum, and leased solar panels that provide most of the property's electricity.

Key Highlights

• Legal one‑bedroom apartment above the garage
• 2.45 acres adjoining Town of Pelham conservation land
• Two first‑floor primary suites, including one with accessibility features

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

$54,547

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

8.54%

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%

$1,090,940 $1.1M

Cap Rate 7%

$779,243 $779.2K

Cap Rate 9%

$606,078 $606.1K

Market Conditions

NOI Build-Up for 3,776 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

$81.6K $21.60/SF

− Vacancy

−$3.6K −$0.96/SF

EGI

$77.9K $20.64/SF

− OpEx

−$23.4K −$6.19/SF

NOI

$54.5K $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%

$1,090,940

Cap Rate 7%

$779,243

Cap Rate 9%

$606,078

Alternative Uses

Best Use

Multifamily LT 5

$779.2K

$681.8K – $909.1K (±1% cap)

NOI $54,547 @ 7.0% cap · market cap 8.54%

Second Best

Apartment 5plus

$712.5K

$623.5K – $831.3K (±1% cap)

NOI $49,876 @ 7.0% cap · market cap 7.81%

Theoretical Best

Office A

$2.30M

$2.01M – $2.68M (±1% cap)

NOI $160,966 @ 7.0% cap · market cap 25.19%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Electrical Service Auto Repair Shop Spa & Massage Center Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

9

Businesses Nearby

Explore this area Business Placement

Demographics for 01002, MA

27,558

Population

11,089

Households

2.5

Avg Household Size

30

Median Age

74%

College-Educated

97%

High-School Grad

53.3 sq mi

ZIP Area

517

Density / Sq Mi

$69,411

Median Household Income

$22,570

Median Earnings

$1,561

Median Rent

$449,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Flexible duplex configuration with an accessible suite, separate apartment, and adaptable lower-level space.

Where is this duplex located?

The property is located at 105-107 North Valley Rd Pelham, MA.

What is the asking price?

The asking price for this property is $639,000.

What are key features of this property?

This property features: Legal one‑bedroom apartment above the garage; 2.45 acres adjoining Town of Pelham conservation land; Two first‑floor primary suites, including one with accessibility features