Two-Family Residential Income
For Sale
$274,900
Pending
11 Burnham St, North Adams, MA 01247
Well-maintained two-family residence with two bedrooms per unit, individual laundry, and off-street parking plus a two-car garage.
Property Size1,682 SF
Days on Market50
Property Features for 11 Burnham St
General Information
Standard status
Pending
Size
1,682 SF
Property subtype
Multifamily
Building Details
Year Built
1900
Listing Agency:
Lamacchia Realty, Inc. - Dalton
(413) 443-7274
Listed By:
Jim Thurston · License #9560840
(413) 329-4780
Source:
Lockandkeyre
Added: Jul 18
Changed: Sep 4
Last Checked: Sep 5 at 6:32AM
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 Lamacchia Realty, Inc. - Dalton
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers two separate units, each featuring two bedrooms and its own laundry facilities. The first-floor layout includes a closed-in porch that overlooks the backyard, while the second-floor unit includes a smaller enclosed area near the back stairs. The property also provides substantial outdoor and parking space, supported by a large two-car garage and an expansive driveway with off-street parking.
The home is located in North Adams, MA, and sits on nearly an acre of land. The exterior configuration supports practical day-to-day use for tenants, with dedicated laundry within each unit and ample parking for vehicles.
While the property is in solid condition, the seller notes there is room for a little TLC to help maximize the home’s overall presentation.
The home is located in North Adams, MA, and sits on nearly an acre of land. The exterior configuration supports practical day-to-day use for tenants, with dedicated laundry within each unit and ample parking for vehicles.
While the property is in solid condition, the seller notes there is room for a little TLC to help maximize the home’s overall presentation.
Key Highlights
- Two‑family home built in 1900 in North Adams on nearly 1 acre of land
- 2 bedrooms in each apartment, with separate laundry facilities for both units
- Expansive driveway offering ample off‑street parking
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
$25,094
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
9.13%
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%
$501,880
$501.9K
Cap Rate 7%
$358,486
$358.5K
Cap Rate 9%
$278,822
$278.8K
Market Conditions
NOI Build-Up for 1,682 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
$36.3K $21.60/SF
− Vacancy
−$483 −$0.29/SF
EGI
$35.8K $21.31/SF
− OpEx
−$10.8K −$6.39/SF
NOI
$25.1K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
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%
$501,880
Cap Rate 7%
$358,486
Cap Rate 9%
$278,822
Alternative Uses
Best Use
Multifamily LT 5
$358.5K
$313.7K – $418.2K
NOI $25,094 @ 7.0% cap · market cap 9.13%
Second Best
Apartment 5plus
$328.4K
$287.3K – $383.1K
NOI $22,986 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$492.5K
$430.9K – $574.6K
NOI $34,474 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 01247, MA
15,147
Population
7,859
Households
1.9
Avg Household Size
44
Median Age
27%
College-Educated
90%
High-School Grad
45.9 sq mi
ZIP Area
330
Density / Sq Mi
$55,544
Median Household Income
$38,145
Median Earnings
$786
Median Rent
$190,600
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 two-family residence with two bedrooms per unit, individual laundry, and off-street parking plus a two-car garage.
Where is this duplex located?
The property is located at 11 Burnham St North Adams, MA.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: Two‑family home built in 1900 in North Adams on nearly 1 acre of land; 2 bedrooms in each apartment, with separate laundry facilities for both units; Expansive driveway offering ample off‑street parking
