Well-Maintained Duplex with Rental
For Sale
$645,000
12 School Street, Northampton, MA 01060
Updated duplex with excellent rental history and separate utilities.
Property Size2,674 SF
Price / SF$241.21
Days on Market357
Property Features for 12 School Street
General Information
Standard status
Active
Size
2,674 SF
Property subtype
Multi-family
Building Details
Year Built
1900
Listing Agency:
Denny Nolan Real Estate
Listed By:
Denny R. Nolan · License #126178
(413) 626-2357
Source:
Elevatedboston
Added: Sep 26, 2025
Changed: Sep 17
Last Checked: Sep 16 at 8:25PM
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 Denny Nolan Real Estate
Investment Insights
Based on property information with market context.
This is a well-maintained duplex featuring an up-and-down layout. Each side includes 3 bedrooms, a living room, a kitchen, an office-den, a laundry room equipped with a washer and dryer, and a bathroom. The kitchens are equipped with gas stoves and refrigerators. The property has vinyl siding, updated plumbing, wiring, and city sewer lines. Attic and basement access is available. Each unit has gas furnaces and hot water heaters, with separate utilities for each. Replacement windows have been installed, and the property has a lead-free certificate. The property also features off-street parking and a nice, level rear yard. Recent rents have been $2400 and $2600 per month. Both sides are currently empty after recent updating.
Key Highlights
- Duplex with two separate units, ideal for rental income or owner‑occupancy
- Updated plumbing, wiring, and city sewer lines
- Excellent rental history with recent rents of $2400 and $2600 per month
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
$38,628
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
5.99%
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%
$772,560
$772.6K
Cap Rate 7%
$551,829
$551.8K
Cap Rate 9%
$429,200
$429.2K
Market Conditions
NOI Build-Up for 2,674 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
$57.8K $21.60/SF
− Vacancy
−$2.6K −$0.96/SF
EGI
$55.2K $20.64/SF
− OpEx
−$16.6K −$6.19/SF
NOI
$38.6K $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%
$772,560
Cap Rate 7%
$551,829
Cap Rate 9%
$429,200
Alternative Uses
Best Use
Multifamily LT 5
$551.8K
$482.9K – $643.8K
NOI $38,628 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$504.6K
$441.5K – $588.7K
NOI $35,320 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,989 @ 7.0% cap · market cap 17.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,365
Businesses Nearby
Explore this area
Business Placement
Demographics for 01060, MA
14,461
Population
7,875
Households
1.8
Avg Household Size
42
Median Age
69%
College-Educated
95%
High-School Grad
10.9 sq mi
ZIP Area
1,327
Density / Sq Mi
$75,077
Median Household Income
$49,151
Median Earnings
$1,460
Median Rent
$427,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with excellent rental history and separate utilities.
Where is this duplex located?
The property is located at 12 School Street Northampton, MA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Duplex with two separate units, ideal for rental income or owner‑occupancy; Updated plumbing, wiring, and city sewer lines; Excellent rental history with recent rents of $2400 and $2600 per month
