Spacious Duplex with In-Law
For Sale
$569,900
Pending
65-67 Nonotuck St, Northampton, MA 01062
Duplex for sale with two units, mini-split systems, updated kitchens, and a basement offering additional in-law living setup.
Property Size2,452 SF
Days on Market33
Property Features for 65-67 Nonotuck St
General Information
Standard status
Pending
Size
2,452 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
URB
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,360
Building Details
Building Size
2,452 SF
Year Built
1973
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
Gallagher Real Estate
(413) 536-7232
Listed By:
The Andujar, Gallagher, Aguasvivas & Bloom Team · License #452508574
(413) 536-7232
Source:
Housatonicrealestate
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 17 at 3:56PM
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 Gallagher Real Estate
Investment Insights
Based on property information with market context.
This for-sale duplex includes two residential units and an additional finished basement area configured as a full in-law setup. Both units feature mini-split systems and upgraded interiors, including updated kitchens and upgraded appliances. The basement also includes dedicated storage areas and washers and dryers for tenant use, providing extra functionality beyond the main living spaces.
The property is offered with separate utilities and month-to-month leases. Off-street parking is also included, supporting convenient day-to-day access for residents.
Overall, the layout provides multiple living areas within the duplex structure, combining two primary units with added basement space while maintaining separate utility arrangements and flexible lease terms.
The property is offered with separate utilities and month-to-month leases. Off-street parking is also included, supporting convenient day-to-day access for residents.
Overall, the layout provides multiple living areas within the duplex structure, combining two primary units with added basement space while maintaining separate utility arrangements and flexible lease terms.
Key Highlights
- Duplex built in 1973 with two units and a basement for additional living space
- Both units include mini‑split systems and updated kitchens with upgraded appliances
- Basement offers an in‑law setup with dedicated storage and washers/dryers for tenant use
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
$35,421
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
6.22%
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%
$708,420
$708.4K
Cap Rate 7%
$506,014
$506.0K
Cap Rate 9%
$393,567
$393.6K
Market Conditions
NOI Build-Up for 2,452 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
$53.0K $21.60/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$50.6K $20.64/SF
− OpEx
−$15.2K −$6.19/SF
NOI
$35.4K $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%
$708,420
Cap Rate 7%
$506,014
Cap Rate 9%
$393,567
Alternative Uses
Best Use
Multifamily LT 5
$506.0K
$442.8K – $590.4K
NOI $35,421 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$462.7K
$404.8K – $539.8K
NOI $32,387 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,526 @ 7.0% cap · market cap 18.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,009
Businesses Nearby
Explore this area
Business Placement
Demographics for 01062, MA
10,910
Population
4,481
Households
2.4
Avg Household Size
49
Median Age
52%
College-Educated
94%
High-School Grad
17.5 sq mi
ZIP Area
623
Density / Sq Mi
$87,800
Median Household Income
$49,979
Median Earnings
$1,016
Median Rent
$389,000
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 - Duplex for sale with two units, mini-split systems, updated kitchens, and a basement offering additional in-law living setup.
Where is this duplex located?
The property is located at 65-67 Nonotuck St Northampton, MA.
What is the asking price?
The asking price for this property is $569,900.
What are key features of this property?
This property features: Duplex built in 1973 with two units and a basement for additional living space; Both units include mini‑split systems and updated kitchens with upgraded appliances; Basement offers an in‑law setup with dedicated storage and washers/dryers for tenant use
