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    Three-Unit Farmhouse with Barns Title is generated by Realmo AI

    15 Main St, Hatfield, MA 01038

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    Claim this Listing
    New
    For Sale
    $750,000

    A rare 3-unit property with multiple outbuildings, offering flexible income potential and strong owner-occupant options.

    Type:3 Family
    Property size:
    4,142 SF
    Price / SF:
    $181/SF
    Added:
    May 28, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 3 at 2:54 am

    Property Features for 15 Main St

    General Information

    Standard status
    Active
    Size
    4,142 SF
    Property subtype
    3 Family

    Building Details

    Year Built
    1772

    We can help!

    Listing Contact
    Tanya Harvey Group

    Listing agent Tanya Harvey Group

    Listing office Keller Williams Realty

    Listing date May 28, 2026

    Source Lockandkeyre

    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 Keller Williams Realty

    HighLights

    • Rare 3‑unit dwelling on 12+ acres with two barns and substantial barn/garage space for storage, equipment, or workshop use
    • Three separate units (1–2 bedroom) with eat‑in kitchens, generous living areas, and wood floors plus original trim
    • Brand‑new energy‑on‑demand furnace; updates reported to roof, electrical, and plumbing systems over the home’s lifetime
    • Cement floor basement and a spacious loft above the attached 1‑car garage
    • Each unit has its own washer/dryer hookup; two units are currently occupied
    • Ample parking with 3 garage spaces total; buyer/agent to verify use and zoning

    Overview

    Set on 12+ acres, this rare three-unit dwelling blends classic farmhouse character with practical, updated components. The property includes three separate units, each with its own washer/dryer hookup, and generous living areas with eat-in kitchens. Several systems have been updated over time, including portions of the roof, electrical, and plumbing, and there is a brand-new energy-on-demand furnace. Interior details include wood floors, original trim, a welcoming foyer, and a cement floor basement. An attached 1-car garage and a spacious loft above it add additional usable space.

    Two of the three units are currently occupied, creating an immediate occupancy-based income profile. Outside, mature landscaping, ample parking, and substantial barn/garage space support storage, equipment, or workshop use, with room for future possibilities. Buyer and buyer’s agent should verify use and zoning.

    This is a strong fit for investors seeking a small multifamily with individual unit laundry hookups and existing revenue, or for buyers who want to live in one unit while renting the others. The combination of multi-unit layout, on-site utility updates, and significant accessory space also supports multi-generational living and ownership flexibility.

    Local Financial Insights For Multifamily LT 5

    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 $89.5k $21.60
    − Vacancy −$4.0k −$0.96
    EGI $85.5k $20.64
    − OpEx −$25.6k −$6.19
    NOI $59.8k $14.45
    4,142 SF · lease $21.60/SF/yr · vacancy 4.46% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $854.8K
    $747.9K – $997.2K (±1% cap)
    NOI $59,834 @ 7.0% cap · market cap 7.98%
    Second Best
    Apartment 5plus
    $781.6K
    $683.9K – $911.8K (±1% cap)
    NOI $54,710 @ 7.0% cap · market cap 7.29%
    Theoretical Best
    Office A
    $2.52M
    $2.21M – $2.94M (±1% cap)
    NOI $176,568 @ 7.0% cap · market cap 23.54%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Kitchen & Bath Showroom Storage Facility HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Hatfield
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.5980044
    Latitude
    42.3677106

    Nearby Similar for Sale

    • $750,000
      4,142 SF

      Hatfield Multi-Family Farm Opportunity

      Three-unit dwelling on 12+ acres with barns and farmland.
      15 Main St, Hatfield, MA 01038
      View Details
    • $2,400,000
      29,335 SF

      Hatfield Warehouse with Leaseback Potential

      29,335 SF warehouse on 2 acres with income potential.
      97 N Hatfield Rd, Hatfield, MA
      View Details

    FAQs

    What type of property is this?
    Triplex - A rare 3-unit property with multiple outbuildings, offering flexible income potential and strong owner-occupant options.
    Where is this triplex located?
    The property is located at 15 Main St Hatfield, MA.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: Rare 3‑unit dwelling on 12+ acres with two barns and substantial barn/garage space for storage, equipment, or workshop use; Three separate units (1–2 bedroom) with eat‑in kitchens, generous living areas, and wood floors plus original trim; Brand‑new energy‑on‑demand furnace; updates reported to roof, electrical, and plumbing systems over the home’s lifetime
    (413) 364-0025
    We can help!
    Listing Contact
    Tanya Harvey Group
    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.

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