Historic Two-Family
For Sale
$415,000
717-719 Stony Hill Road, Wilbraham, MA 01095
Two full bathrooms and one half bathroom serve the property’s five-bedroom residential configuration.
Property Size2,578 SF
Lot Size1.05 Acres
Price / SF$160.98
Days on Market102
Property Features for 717-719 Stony Hill Road
General Information
Standard status
Active
Size
2,578 SF
Total Parking Spaces
7
Lot size
1.05 Acres
Property subtype
Residential Income
Zoning
R26
Net Operating Income
$15,600
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,546
Building Details
Building Size
2,578 SF
Year Built
1783
Stories
3
Listing Agency:
Gallagher Real Estate
Listed By:
Michael Andre · License #9566616
Source:
Dohertyproperties
Added: May 21
Changed: Aug 29
Last Checked: May 28 at 5:48AM
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.
Built in 1783, this two-family duplex at 717-719 Stony Hill Road provides 2,578 square feet of residential space on a 1.05-acre lot. The property includes five bedrooms, two full bathrooms, one half bathroom, and a single-space garage. Interior areas include living, dining, kitchen, family room, and mudroom spaces, with hardwood, wood, tile, vinyl, and carpet finishes. Additional features include a walk-up attic, wood-burning fireplace, ceiling fans, and a smart thermostat.
The Wilbraham property is zoned R26 and offers access to parks, walking and jogging trails, golf, a conservation area, schools, a house of worship, and highway connections. Exterior features include shingle siding and rain gutters, along with hookups for a gas range, gas dryer, and washer.
The Wilbraham property is zoned R26 and offers access to parks, walking and jogging trails, golf, a conservation area, schools, a house of worship, and highway connections. Exterior features include shingle siding and rain gutters, along with hookups for a gas range, gas dryer, and washer.
Key Highlights
- Two‑family duplex built in 1783
- 2,578 square feet on a 1.05‑acre lot
- Five bedrooms with 2 full bathrooms and 1 half bathroom
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
$33,766
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
8.14%
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%
$675,320
$675.3K
Cap Rate 7%
$482,371
$482.4K
Cap Rate 9%
$375,178
$375.2K
Market Conditions
NOI Build-Up for 2,578 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
$51.0K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.2K $18.71/SF
− OpEx
−$14.5K −$5.61/SF
NOI
$33.8K $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%
$675,320
Cap Rate 7%
$482,371
Cap Rate 9%
$375,178
Alternative Uses
Best Use
Multifamily LT 5
$482.4K
$422.1K – $562.8K
NOI $33,766 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$447.0K
$391.2K – $521.5K
NOI $31,292 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,221 @ 7.0% cap · market cap 26.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 01095, MA
14,694
Population
5,678
Households
2.6
Avg Household Size
47
Median Age
53%
College-Educated
98%
High-School Grad
22.5 sq mi
ZIP Area
653
Density / Sq Mi
$124,682
Median Household Income
$67,070
Median Earnings
$972
Median Rent
$383,200
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 - Two full bathrooms and one half bathroom serve the property’s five-bedroom residential configuration.
Where is this duplex located?
The property is located at 717-719 Stony Hill Road Wilbraham, MA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Two‑family duplex built in 1783; 2,578 square feet on a 1.05‑acre lot; Five bedrooms with 2 full bathrooms and 1 half bathroom
