Renovated Duplex with
For Sale
$1,279,999
1136 N Pleasant St, Amherst, MA 01002
Fully renovated two-family property with substantial land, on-site parking, and convenient university-area transit access.
Property Size3,318 SF
Lot Size2.50 Acres
Price / SF$385.77
Days on Market10
Property Features for 1136 N Pleasant St
General Information
Standard status
Active
Size
3,318 SF
Lot size
2.50 Acres
Property subtype
2 Family - 2 Units Up/Down
Occupancy
100%
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Building Size
3,318 SF
Year Built
2025
Listing Agency:
IVerty Realty, LLC
(413) 786-0584
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 29 at 9:39AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This 3,318-square-foot duplex at 1136 N Pleasant St includes two residential units on a 2.5-acre parcel. The property was built in 2025 and has undergone comprehensive improvements, including a new roof, electrical systems, heating and cooling, interior and exterior paint, kitchens, and bathrooms. Both units are fully rented through May 2027, providing established occupancy at closing.
A large two-story barn, flat rear yard, and ample parking add meaningful physical assets beyond the main residence. The property is less than 1 mile from UMass and less than 25 feet from a bus stop, connecting the site to nearby university access. Any future barn buildout or rear-lot subdivision would require buyer due diligence and applicable permits.
A large two-story barn, flat rear yard, and ample parking add meaningful physical assets beyond the main residence. The property is less than 1 mile from UMass and less than 25 feet from a bus stop, connecting the site to nearby university access. Any future barn buildout or rear-lot subdivision would require buyer due diligence and applicable permits.
Key Highlights
- 3,318 SF duplex on 2.5 acres
- Fully rented through May 2027
- Two‑story barn and expansive flat backyard
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
$47,931
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
3.74%
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%
$958,620
$958.6K
Cap Rate 7%
$684,729
$684.7K
Cap Rate 9%
$532,567
$532.6K
Market Conditions
NOI Build-Up for 3,318 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
$71.7K $21.60/SF
− Vacancy
−$3.2K −$0.96/SF
EGI
$68.5K $20.64/SF
− OpEx
−$20.5K −$6.19/SF
NOI
$47.9K $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%
$958,620
Cap Rate 7%
$684,729
Cap Rate 9%
$532,567
Alternative Uses
Best Use
Multifamily LT 5
$684.7K
$599.1K – $798.9K
NOI $47,931 @ 7.0% cap · market cap 3.74%
Second Best
Apartment 5plus
$626.1K
$547.8K – $730.4K
NOI $43,826 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,442 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
149
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Fully renovated two-family property with substantial land, on-site parking, and convenient university-area transit access.
Where is this duplex located?
The property is located at 1136 N Pleasant St Amherst, MA.
What is the asking price?
The asking price for this property is $1,279,999.
What are key features of this property?
This property features: 3,318 SF duplex on 2.5 acres; Fully rented through May 2027; Two‑story barn and expansive flat backyard
