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    Turnkey 11-Unit Rental Compound Title is generated by Realmo AI

    15-24 Paquette Avenue, Northampton, MA 01060

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    New
    For Sale
    $2,495,000

    Turnkey 11-unit multifamily package with in-unit laundry, separately metered utilities, and updated finishes.

    Type:Multi-family / Duplex
    Property size:
    9,855 SF
    Price / SF:
    $253/SF
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 3:13 am

    Property Features for 15-24 Paquette Avenue

    General Information

    Standard status
    Active
    Size
    9,855 SF
    Property subtype
    Multi-family / Duplex

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Joseph Bialek

    Listing agent Joseph Bialek License #9573270

    Listing office Delap Real Estate LLC

    Listing date Jun 1, 2026

    Source Compass

    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 Delap Real Estate LLC

    HighLights

    • 11‑unit rental compound on a private road off Rt. 66, with four duplexes on Paquette Ave. and a three‑unit multi‑family on West St.
    • In‑unit laundry in every unit with washer and dryer, plus stainless steel appliances (range, dishwasher, refrigerator, freezer, disposal).
    • Separately metered utilities across units to help manage each unit’s utility usage.
    • Most units feature updated interiors, including hardwood flooring, upgraded cabinets and countertops, and ceiling fans.
    • Updated units include granite counters, new cabinets and appliances, plus updated plumbing, heating, and electrical.
    • Full unfinished basement, shed(s), and garden areas on a frame/brick shingle‑roof building with ample parking and storage.

    Overview

    This turnkey residential income property is an 11-unit rental compound comprising four duplexes and one three-unit multifamily building. The offering is described as having been renovated in many of the units, with hardwood floors, stainless steel appliances, and washer and dryer provided in each unit. Units are separately metered, and the property includes ample parking and storage for residents. Updated interiors include granite counters, new cabinets, new appliances, along with updated plumbing, heating, and electrical systems.

    The compound is located on a private road off Route 66. The public remarks indicate neighboring Smith College facilities and proximity to downtown, with specific units referenced on Paquette Avenue and West Street.

    For investors or owner-operators seeking a move-in-ready rental property, this package provides a mix of duplex-style layouts and a three-unit configuration, with in-unit laundry and separately metered utilities designed to simplify tenant experience and billing. The public remarks also state that all units can be converted into condos by right, offering a potential alternative long-term operating pathway depending on buyer and financing goals.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $248.3k $25.20
    − Vacancy −$11.7k −$1.18
    EGI $236.7k $24.02
    − OpEx −$106.5k −$10.81
    NOI $130.2k $13.21
    9,855 SF · lease $25.20/SF/yr · vacancy 4.70% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.86M
    $1.63M – $2.17M (±1% cap)
    NOI $130,171 @ 7.0% cap · market cap 5.22%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $6.00M
    $5.25M – $7.00M (±1% cap)
    NOI $420,107 @ 7.0% cap · market cap 16.84%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Restaurant Law Firm Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Northampton
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.6414685
    Latitude
    42.3119964

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    FAQs

    What type of property is this?
    Apartment building - Turnkey 11-unit multifamily package with in-unit laundry, separately metered utilities, and updated finishes.
    Where is this apartment building located?
    The property is located at 15-24 Paquette Avenue Northampton, MA.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: 11‑unit rental compound on a private road off Rt. 66, with four duplexes on Paquette Ave. and a three‑unit multi‑family on West St.; In‑unit laundry in every unit with washer and dryer, plus stainless steel appliances (range, dishwasher, refrigerator, freezer, disposal).; Separately metered utilities across units to help manage each unit’s utility usage.
    (413) 586-9111
    We can help!
    Listing Contact
    Joseph Bialek
    Real Estate License ID: 9573270
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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