Side-by-Side Duplex with
New
For Sale
$474,900
134 Main Street, South Hadley, MA 01075
Well-maintained duplex with separate driveways, outdoor spaces, and two detailed residential layouts.
Property Size2,440 SF
Price / SF$194.63
Days on Market7
Property Features for 134 Main Street
General Information
Standard status
Active
Size
2,440 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
front porch
rear deck
large basement
backyard
central air conditioning
Building Details
Year Built
1998
Buildings
1
Listing Agency:
ERA M Connie Laplante Real Estate
Listed By:
Darlene Forget
(413) 665-3771
Source:
Cbcommunityrealtors
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 12 at 3:37AM
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 ERA M Connie Laplante Real Estate
Investment Insights
Based on property information with market context.
This side-by-side duplex, constructed in 1998, contains 2,440 square feet and offers two residential units with matching layouts. Each unit includes 3 bedrooms, 1.5 bathrooms, a dining room, living room, kitchen with pantry, front porch, rear deck, and a large basement. Gas heat and central A/C serve the property. Recent updates include a roof installed in 2020 and an AC condenser for side A in 2026.
Separate driveways provide parking for each unit, while the property also includes a backyard suitable for outdoor use. Beachgrounds Park is located across the street, and highway access is nearby. The property is at 134 Main Street in South Hadley, Massachusetts.
Separate driveways provide parking for each unit, while the property also includes a backyard suitable for outdoor use. Beachgrounds Park is located across the street, and highway access is nearby. The property is at 134 Main Street in South Hadley, Massachusetts.
Key Highlights
- Side‑by‑side duplex built in 1998 with 2,440 square feet
- Two units, each with 3 bedrooms and 1.5 bathrooms
- Each unit includes a dining room, living room, pantry kitchen, porch, rear deck, and large basement
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
$35,247
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
7.42%
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%
$704,940
$704.9K
Cap Rate 7%
$503,529
$503.5K
Cap Rate 9%
$391,633
$391.6K
Market Conditions
NOI Build-Up for 2,440 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
$52.7K $21.60/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$50.4K $20.64/SF
− OpEx
−$15.1K −$6.19/SF
NOI
$35.2K $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%
$704,940
Cap Rate 7%
$503,529
Cap Rate 9%
$391,633
Alternative Uses
Best Use
Multifamily LT 5
$503.5K
$440.6K – $587.5K
NOI $35,247 @ 7.0% cap · market cap 7.42%
Second Best
Apartment 5plus
$460.4K
$402.9K – $537.2K
NOI $32,229 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$1.49M
$1.30M – $1.73M
NOI $104,014 @ 7.0% cap · market cap 21.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
315
Businesses Nearby
Explore this area
Business Placement
Demographics for 01075, MA
18,168
Population
7,597
Households
2.4
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
17.7 sq mi
ZIP Area
1,026
Density / Sq Mi
$93,646
Median Household Income
$46,960
Median Earnings
$1,264
Median Rent
$324,800
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 separate driveways, outdoor spaces, and two detailed residential layouts.
Where is this duplex located?
The property is located at 134 Main Street South Hadley, MA.
What is the asking price?
The asking price for this property is $474,900.
What are key features of this property?
This property features: Side‑by‑side duplex built in 1998 with 2,440 square feet; Two units, each with 3 bedrooms and 1.5 bathrooms; Each unit includes a dining room, living room, pantry kitchen, porch, rear deck, and large basement
