Duplex Townhouse-Style
For Sale
$439,000
Pending
26-28 Birch St, Ludlow, MA 01056
Two townhouse-style units feature fenced outdoor space, central air, natural gas heat, and laundry hookups in each unit.
Property Size2,160 SF
Days on Market33
Property Features for 26-28 Birch St
General Information
Standard status
Pending
Size
2,160 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
04
Taxes and HOA fees
Annual Taxes
$5,074
Building Details
Building Size
2,160 SF
Year Built
1914
Stories
3
Units
2
Listing Agency:
Keller Williams Realty
(413) 426-6901
Listed By:
Maria Crespo
(413) 426-6901
Source:
Aucoinryanrealty
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 17 at 4:38PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This spacious townhouse-style duplex offers two separate units with a total of five bedrooms and two and a half bathrooms. The larger unit includes a first-floor bedroom with a half bath, plus a kitchen opening to the dining/family room and living room with tile and laminate flooring. Its second floor provides two additional bedrooms with wall-to-wall carpeting and a full bathroom.
The second unit has an eat-in kitchen and living room on the first floor, with two bedrooms and a full bathroom upstairs. Both units benefit from an enclosed porch and a fully fenced backyard, and each unit has separate basements with laundry hookups. Central air and natural gas heat are also provided.
The 3-bedroom unit is vacant and ready for immediate occupancy. The property is located near shopping, amenities, and major highways.
The second unit has an eat-in kitchen and living room on the first floor, with two bedrooms and a full bathroom upstairs. Both units benefit from an enclosed porch and a fully fenced backyard, and each unit has separate basements with laundry hookups. Central air and natural gas heat are also provided.
The 3-bedroom unit is vacant and ready for immediate occupancy. The property is located near shopping, amenities, and major highways.
Key Highlights
- Duplex townhouse‑style home built in 1914 with 5 bedrooms and 2.5 bathrooms total
- Each unit has central air, natural gas heat, separate basements, and laundry hookups
- Larger unit includes 3 bedrooms, with a first‑floor bedroom and half bath plus tile and laminate flooring
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
$28,291
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
6.44%
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%
$565,820
$565.8K
Cap Rate 7%
$404,157
$404.2K
Cap Rate 9%
$314,344
$314.3K
Market Conditions
NOI Build-Up for 2,160 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
$42.8K $19.80/SF
− Vacancy
−$2.4K −$1.09/SF
EGI
$40.4K $18.71/SF
− OpEx
−$12.1K −$5.61/SF
NOI
$28.3K $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%
$565,820
Cap Rate 7%
$404,157
Cap Rate 9%
$314,344
Alternative Uses
Best Use
Multifamily LT 5
$404.2K
$353.6K – $471.5K
NOI $28,291 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$374.5K
$327.7K – $437.0K
NOI $26,218 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $93,188 @ 7.0% cap · market cap 21.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 01056, MA
21,002
Population
8,984
Households
2.3
Avg Household Size
46
Median Age
25%
College-Educated
89%
High-School Grad
27.2 sq mi
ZIP Area
772
Density / Sq Mi
$78,981
Median Household Income
$47,449
Median Earnings
$1,250
Median Rent
$303,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two townhouse-style units feature fenced outdoor space, central air, natural gas heat, and laundry hookups in each unit.
Where is this duplex located?
The property is located at 26-28 Birch St Ludlow, MA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: Duplex townhouse‑style home built in 1914 with 5 bedrooms and 2.5 bathrooms total; Each unit has central air, natural gas heat, separate basements, and laundry hookups; Larger unit includes 3 bedrooms, with a first‑floor bedroom and half bath plus tile and laminate flooring
