Two-Unit Property with Separate
New
For Sale
$389,900
67 Country Club Rd, Greenfield, MA 01301
Well-maintained duplex with independent laundry areas, covered porch, and off-street parking.
Property Size2,263 SF
Price / SF$172.29
Days on Market6
Property Features for 67 Country Club Rd
General Information
Standard status
Active
Size
2,263 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
RA
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,177
Amenities
laundry
covered porch
mudroom
storage room
Building Details
Building Size
2,263 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Fitzgerald Real Estate
(413) 320-9509
Listed By:
Corinne A Fitzgerald · License #449000270
Source:
Laerrealty
Added: Aug 4
Changed: Aug 8
Last Checked: Aug 9 at 4:49AM
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 Fitzgerald Real Estate
Investment Insights
Based on property information with market context.
This two-unit residential property at 67 Country Club Rd in Greenfield, MA 01301 offers 2,263 of property size and a five-bedroom configuration, with three bedrooms on the first floor and two on the second. The first apartment includes an eat-in kitchen, appliances, living room, and covered porch, while the upper apartment has a mudroom and its own stove, refrigerator, washer, and dryer. Separate utilities and laundry facilities serve each unit, and two interior staircases connect the home’s functional layout. A large rear storage room provides space for storage, hobbies, bicycles, or workshop use.
Set on over a half acre, the property includes mature trees, a combination of open yard and wooded rear surroundings, a spacious side yard, and ample off-street parking. Improvements include updated electrical service and panels, separate Buderus heating systems, a newer roof, and lead compliance certificates for both units. The property is located minutes from downtown Greenfield, shopping, schools, restaurants, and I-91.
Set on over a half acre, the property includes mature trees, a combination of open yard and wooded rear surroundings, a spacious side yard, and ample off-street parking. Improvements include updated electrical service and panels, separate Buderus heating systems, a newer roof, and lead compliance certificates for both units. The property is located minutes from downtown Greenfield, shopping, schools, restaurants, and I-91.
Key Highlights
- Two‑unit property with separate utilities and individual laundry facilities
- Three bedrooms on the first floor and two bedrooms on the second floor
- Set on over a half acre with mature trees and wooded surroundings
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
$33,233
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
8.52%
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%
$664,660
$664.7K
Cap Rate 7%
$474,757
$474.8K
Cap Rate 9%
$369,256
$369.3K
Market Conditions
NOI Build-Up for 2,263 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
$50.2K $22.20/SF
− Vacancy
−$2.8K −$1.22/SF
EGI
$47.5K $20.98/SF
− OpEx
−$14.2K −$6.29/SF
NOI
$33.2K $14.69/SF
Area
Franklin County, MA
Vacancy
5.50%
Lease Rate
$22.20 /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%
$664,660
Cap Rate 7%
$474,757
Cap Rate 9%
$369,256
Alternative Uses
Best Use
Multifamily LT 5
$474.8K
$415.4K – $553.9K
NOI $33,233 @ 7.0% cap · market cap 8.52%
Second Best
Apartment 5plus
$429.3K
$375.6K – $500.8K
NOI $30,048 @ 7.0% cap · market cap 7.71%
Theoretical Best
Healthcare Medical
$938.4K
$821.1K – $1.09M
NOI $65,688 @ 7.0% cap · market cap 16.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Explore this area
Business Placement
Demographics for 01301, MA
18,042
Population
8,761
Households
2.1
Avg Household Size
45
Median Age
38%
College-Educated
92%
High-School Grad
25.3 sq mi
ZIP Area
713
Density / Sq Mi
$54,347
Median Household Income
$37,630
Median Earnings
$1,098
Median Rent
$253,800
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 - Well-maintained duplex with independent laundry areas, covered porch, and off-street parking.
Where is this duplex located?
The property is located at 67 Country Club Rd Greenfield, MA.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Two‑unit property with separate utilities and individual laundry facilities; Three bedrooms on the first floor and two bedrooms on the second floor; Set on over a half acre with mature trees and wooded surroundings
