Updated Duplex with Two-Car
For Sale
$399,000
Pending
11-13 Chateaugay St, Chicopee, MA 01020
Residential Income, Chicopee, MA
Property Size2,398 SF
Lot Size0.13 Acres
Days on Market50
Property Features for 11-13 Chateaugay St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Parking
9
Elementary school
As Per Bd. Of Education
Middle school
As Per Bd. Of Education
High school
As Per Bd. Of Education
Directions
Off East Street
Standard status
Pending
APN
M:0072 B:00053 L:0000
Size
2,398 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4577
Amenities
automatic lighting
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty
(413) 565-5478
Listed By:
Laura Stevens
(413) 565-5478
Added: Jul 11
Changed: Aug 19
Last Checked: Aug 29 at 1:06AM
MLS# 73543568
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,398-square-foot duplex in Chicopee includes four bedrooms and two bathrooms, with separate utilities serving the units. The second-floor residence is leased under a four-year term, while the first floor is vacant and ready for occupancy. A two-car garage complements driveway parking for seven vehicles.
Major property updates include a roof and gutters completed in 2019, mechanical improvements installed in 2017 and 2022, chimney repointing in 2018, and a replacement entry door, stairs, and handrails completed in 2018 and 2019. Shared hallways feature automatic lighting. Built in 1940 on 0.1348 acres, the property is located in Chicopee, Massachusetts, with zoning identified as 2.
Major property updates include a roof and gutters completed in 2019, mechanical improvements installed in 2017 and 2022, chimney repointing in 2018, and a replacement entry door, stairs, and handrails completed in 2018 and 2019. Shared hallways feature automatic lighting. Built in 1940 on 0.1348 acres, the property is located in Chicopee, Massachusetts, with zoning identified as 2.
Key Highlights
- 2,398 square feet on a 0.1348‑acre lot
- Duplex with separate utilities and four bedrooms
- Second‑floor unit leased for a 4‑year term; first floor is vacant
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
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 - Duplex with separate utilities, one leased floor, and one available for occupancy.
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: 2,398 square feet on a 0.1348‑acre lot; Duplex with separate utilities and four bedrooms; Second‑floor unit leased for a 4‑year term; first floor is vacant
