Modern Multi-Family
For Sale
$1,200,000
12 Ward Avenue, Easthampton, MA 01207
Built in 2019, this two-story residence offers six bedrooms, four full baths, two half baths, and a two-car garage.
Property Size3,276 SF
Price / SF$366.30
Days on Market54
Property Features for 12 Ward Avenue
General Information
Standard status
Active
Size
3,276 SF
Total Parking Spaces
2
Property subtype
Duplex
Building Details
Building Size
3,276 SF
Year Built
2019
Stories
2
Listing Agency:
Pine Valley Realty
(413) 527-2760
Listed By:
Matthew Gawle
(413) 548-4948
Source:
Iverty
Added: Jul 23
Changed: Sep 13
Last Checked: Sep 14 at 8:15AM
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 Pine Valley Realty
Investment Insights
Based on property information with market context.
Built in 2019, this modern multi-family residence spans two stories and provides 3,276 square feet of living space. The layout includes six bedrooms and multiple bathroom accommodations, with four full bathrooms and two half bathrooms designed to support everyday comfort and privacy.
The property is set on a generously sized lot with outdoor space, and it is located within walking distance to Nonotuck Park. A two-car garage adds secure parking and additional storage.
With its contemporary design and well-proportioned rooms, the home is suited to tenants who value both practical functionality and flexible living space.
The property is set on a generously sized lot with outdoor space, and it is located within walking distance to Nonotuck Park. A two-car garage adds secure parking and additional storage.
With its contemporary design and well-proportioned rooms, the home is suited to tenants who value both practical functionality and flexible living space.
Key Highlights
- Built in 2019, 12 Ward Avenue is a two‑story multi‑family residence with 3,276 SF of living space
- Features six bedrooms plus walk‑in primary bedroom closets
- Includes 4 full bathrooms and 2 half bathrooms
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
$47,324
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
3.94%
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%
$946,480
$946.5K
Cap Rate 7%
$676,057
$676.1K
Cap Rate 9%
$525,822
$525.8K
Market Conditions
NOI Build-Up for 3,276 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
$70.8K $21.60/SF
− Vacancy
−$3.2K −$0.96/SF
EGI
$67.6K $20.64/SF
− OpEx
−$20.3K −$6.19/SF
NOI
$47.3K $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%
$946,480
Cap Rate 7%
$676,057
Cap Rate 9%
$525,822
Alternative Uses
Best Use
Multifamily LT 5
$676.1K
$591.6K – $788.7K
NOI $47,324 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$618.2K
$540.9K – $721.2K
NOI $43,271 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$2.00M
$1.75M – $2.33M
NOI $139,652 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
449
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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 - Built in 2019, this two-story residence offers six bedrooms, four full baths, two half baths, and a two-car garage.
Where is this duplex located?
The property is located at 12 Ward Avenue Easthampton, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Built in 2019, 12 Ward Avenue is a two‑story multi‑family residence with 3,276 SF of living space; Features six bedrooms plus walk‑in primary bedroom closets; Includes 4 full bathrooms and 2 half bathrooms
