Duplex with
New
For Sale
$504,999
145 Mckinstry Avenue, Chicopee, MA 01013
Two side-by-side residences share a fenced yard, deck, and half-circle driveway.
Property Size2,584 SF
Lot Size0.54 Acres
Price / SF$195.43
Days on Market5
Property Features for 145 Mckinstry Avenue
General Information
Standard status
Active
Size
2,584 SF
Lot size
0.54 Acres
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Amenities
covered front porch
sunroom
deck
balcony
half circle driveway
fully fenced lot
Building Details
Year Built
1997
Buildings
1
Listing Agency:
Cuoco & Co. Real Estate
Listed By:
Team Cuoco
(413) 333-7776
Source:
Cbcommunityrealtors
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 7:42AM
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 Cuoco & Co. Real Estate
Investment Insights
Based on property information with market context.
This 1997 duplex contains 2,584 square feet across two side-by-side residences. Each unit has a living room, kitchen and dining area, main-level half bath, pantry storage, and sunroom with deck access. Upstairs are three bedrooms and a full bath; the primary bedroom includes double closets and a balcony. Unit 145 features upgraded kitchen cabinets, tile backsplash, granite countertops, and stainless steel appliances.
The property occupies a fully fenced 0.54-acre lot with mature arborvitae along the front and around the backyard. A half-circle driveway serves the front of the property.
The property occupies a fully fenced 0.54-acre lot with mature arborvitae along the front and around the backyard. A half-circle driveway serves the front of the property.
Key Highlights
- Two side‑by‑side units in a 2,584‑square‑foot duplex
- 0.54‑acre fenced lot with mature arborvitae
- Both units include a sunroom and deck access
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
$33,844
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
6.70%
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%
$676,880
$676.9K
Cap Rate 7%
$483,486
$483.5K
Cap Rate 9%
$376,044
$376.0K
Market Conditions
NOI Build-Up for 2,584 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
$51.2K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.3K $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%
$676,880
Cap Rate 7%
$483,486
Cap Rate 9%
$376,044
Alternative Uses
Best Use
Multifamily LT 5
$483.5K
$423.1K – $564.1K
NOI $33,844 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$448.1K
$392.1K – $522.8K
NOI $31,365 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$1.59M
$1.39M – $1.86M
NOI $111,480 @ 7.0% cap · market cap 22.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 01013, MA
23,656
Population
10,309
Households
2.3
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
5.7 sq mi
ZIP Area
4,150
Density / Sq Mi
$64,039
Median Household Income
$45,268
Median Earnings
$1,005
Median Rent
$249,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two side-by-side residences share a fenced yard, deck, and half-circle driveway.
Where is this duplex located?
The property is located at 145 Mckinstry Avenue Chicopee, MA.
What is the asking price?
The asking price for this property is $504,999.
What are key features of this property?
This property features: Two side‑by‑side units in a 2,584‑square‑foot duplex; 0.54‑acre fenced lot with mature arborvitae; Both units include a sunroom and deck access
