Two-Unit Residential Income
For Sale
$399,000
Pending
11-13 Chateaugay St, Chicopee, MA 01020
Well-maintained duplex with separate utilities, automatic lighting in shared corridors, and parking for seven cars on the driveway.
Property Size2,398 SF
Days on Market57
Property Features for 11-13 Chateaugay St
General Information
Standard status
Pending
Size
2,398 SF
Total Parking Spaces
9
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Amenities
automatic lighting in shared corridors
Building Details
Building Size
2,398 SF
Year Built
1940
Stories
2
Tenancy
Multi
Listing Agency:
Keller Williams Realty
(413) 565-5478
Listed By:
Liya Zhupikov
(413) 404-9497
Source:
Iverty
Added: Jul 11
Changed: Sep 4
Last Checked: Sep 5 at 6:13AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This two-unit residential income duplex offers a practical, owner-occupied or investor-friendly setup with separate utilities for the two levels. Automatic lighting is in place throughout the shared corridors, and the property includes a 2-car garage plus parking for seven cars on the driveway. Updates include a roof and gutters installed in 2019, professionally re-pointed chimney work in 2018, and additional improvements such as updated entry door (2018) and stairs/handrails (2019). Mechanics were installed in 2017 and 2022.
The second-floor unit is leased at $1,500 per month under a four-year lease, with rent increase possible. The first floor is currently unoccupied.
The duplex configuration includes two separate living spaces arranged over two floors, with shared-corridor lighting and dedicated utility separation supporting independent operations for each unit.
The second-floor unit is leased at $1,500 per month under a four-year lease, with rent increase possible. The first floor is currently unoccupied.
The duplex configuration includes two separate living spaces arranged over two floors, with shared-corridor lighting and dedicated utility separation supporting independent operations for each unit.
Key Highlights
- Well‑maintained duplex built in 1940 with separate utilities
- Rents: 2nd‑floor unit $1,500/month and 1st‑floor currently unoccupied
- Big‑ticket updates completed: roof and gutters (2019)
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
$31,408
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
7.87%
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%
$628,160
$628.2K
Cap Rate 7%
$448,686
$448.7K
Cap Rate 9%
$348,978
$349.0K
Market Conditions
NOI Build-Up for 2,398 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
$47.5K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$44.9K $18.71/SF
− OpEx
−$13.5K −$5.61/SF
NOI
$31.4K $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%
$628,160
Cap Rate 7%
$448,686
Cap Rate 9%
$348,978
Alternative Uses
Best Use
Multifamily LT 5
$448.7K
$392.6K – $523.5K
NOI $31,408 @ 7.0% cap · market cap 7.87%
Second Best
Apartment 5plus
$415.8K
$363.8K – $485.1K
NOI $29,107 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,455 @ 7.0% cap · market cap 25.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Demographics for 01020, MA
29,781
Population
14,154
Households
2.1
Avg Household Size
44
Median Age
23%
College-Educated
86%
High-School Grad
12.5 sq mi
ZIP Area
2,382
Density / Sq Mi
$70,971
Median Household Income
$45,378
Median Earnings
$1,153
Median Rent
$259,100
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 - Well-maintained duplex with separate utilities, automatic lighting in shared corridors, and parking for seven cars on the driveway.
Where is this duplex located?
The property is located at 11-13 Chateaugay St Chicopee, MA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Well‑maintained duplex built in 1940 with separate utilities; Rents: 2nd‑floor unit $1,500/month and 1st‑floor currently unoccupied; Big‑ticket updates completed: roof and gutters (2019)
