Building Details

Building Size 1,728 SF

Year Built 1974

Stories 4

Units 2

Listing Agency: Premier Choice Realty R***@PCRealtyMA.com Show Phone

Listed By: Russell J. Sabadosa · License #452501212 Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 11 Last Checked: Aug 11 at 11:20AM

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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 Premier Choice Realty

Investment Insights

Based on property information with market context.

Located at 36-38 Orlando Street, Feeding Hills, MA, this well-maintained duplex presents an opportunity for investors and owner-occupants. Constructed in 1974, the property features two units, each offering 2 bedrooms, 1.5 bathrooms, and approximately 850 sq ft of living space. The left-side unit at 43 Orlando will soon be vacant, making it suitable for an owner looking to occupy one side while collecting rent from the other. The property includes a spacious yard, private storage, and in-unit laundry hookups for each unit. Situated on a quiet street, the duplex is conveniently located near schools, parks, and local amenities, offering strong rental potential in a desirable location.

Key Highlights

• Vacant unit allows for immediate owner‑occupancy while generating rental income.
• Strong rental potential in a desirable location near schools, parks, and local amenities.
• Each unit includes 2 bedrooms and 1.5 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

$22,633

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

5.33%

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%

$452,660 $452.7K

Cap Rate 7%

$323,329 $323.3K

Cap Rate 9%

$251,478 $251.5K

Market Conditions

NOI Build-Up for 1,728 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

$34.2K $19.80/SF

− Vacancy

−$1.9K −$1.09/SF

EGI

$32.3K $18.71/SF

− OpEx

−$9.7K −$5.61/SF

NOI

$22.6K $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%

$452,660

Cap Rate 7%

$323,329

Cap Rate 9%

$251,478

Alternative Uses

Best Use

Multifamily LT 5

$323.3K

$282.9K – $377.2K (±1% cap)

NOI $22,633 @ 7.0% cap · market cap 5.33%

Second Best

Apartment 5plus

$299.6K

$262.2K – $349.6K (±1% cap)

NOI $20,975 @ 7.0% cap · market cap 4.94%

Theoretical Best

Office A

$1.07M

$931.9K – $1.24M (±1% cap)

NOI $74,550 @ 7.0% cap · market cap 17.54%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Computer & Electronic Repair Law Firm Home Appliance Store Veterinary Clinic Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

158

Businesses Nearby

Explore this area Business Placement

Demographics for 01030, MA

11,708

Population

5,199

Households

2.3

Avg Household Size

46

Median Age

34%

College-Educated

97%

High-School Grad

12.0 sq mi

ZIP Area

976

Density / Sq Mi

$92,485

Median Household Income

$56,324

Median Earnings

$1,124

Median Rent

$315,900

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Duplex with strong rental potential and owner-occupancy opportunity.

Where is this duplex located?

The property is located at 36-38 Orlando St Feeding Hills, MA.

What is the asking price?

The asking price for this property is $425,000.

What are key features of this property?

This property features: Vacant unit allows for immediate owner‑occupancy while generating rental income.; Strong rental potential in a desirable location near schools, parks, and local amenities.; Each unit includes 2 bedrooms and 1.5 bathrooms.