Triplex Farmhouse
New
For Sale
$680,000
15 Main Street, Hatfield, MA 01038
Three separate units, individual laundry hookups, barns, and garage space support flexible residential use.
Property Size4,142 SF
Price / SF$164.17
Days on Market6
Property Features for 15 Main Street
General Information
Standard status
Active
Size
4,142 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Land Use
residential, agricultural
Amenities
barn
garage space
Building Details
Year Built
1772
Listing Agency:
Keller Williams Realty
Listed By:
Tanya Harvey Group
(978) 630-2070
Source:
Foster-healey
Added: Sep 16
Changed: Sep 20
Last Checked: Sep 21 at 6:49AM
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
Investment Insights
Based on property information with market context.
This 4,142-square-foot triplex, built in 1772, contains three distinct units with one to three bedrooms, eat-in kitchens, generous living areas, and individual washer/dryer hookups. The farmhouse retains wood floors, original trim, a central foyer, and other period details alongside updates to portions of the roof, electrical, and plumbing systems. A new energy-on-demand furnace serves the property. Additional interior features include a cement-floor basement and a loft above the attached one-car garage.
Set on 12+ acres of farmland, the property includes two barns, three garage spaces, mature landscaping, and ample parking. The outbuildings and garage areas provide substantial room for storage, equipment, or workshop use. The address is 15 Main Street in Hatfield, Massachusetts.
Set on 12+ acres of farmland, the property includes two barns, three garage spaces, mature landscaping, and ample parking. The outbuildings and garage areas provide substantial room for storage, equipment, or workshop use. The address is 15 Main Street in Hatfield, Massachusetts.
Key Highlights
- Three‑unit property with 1- to 3‑bedroom units
- 12+ acres of farmland at 15 Main Street, Hatfield, MA 01038
- Two barns plus three garage spaces
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
$59,834
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
8.80%
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%
$1,196,680
$1.2M
Cap Rate 7%
$854,771
$854.8K
Cap Rate 9%
$664,822
$664.8K
Market Conditions
NOI Build-Up for 4,142 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
$89.5K $21.60/SF
− Vacancy
−$4.0K −$0.96/SF
EGI
$85.5K $20.64/SF
− OpEx
−$25.6K −$6.19/SF
NOI
$59.8K $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%
$1,196,680
Cap Rate 7%
$854,771
Cap Rate 9%
$664,822
Alternative Uses
Best Use
Multifamily LT 5
$854.8K
$747.9K – $997.2K
NOI $59,834 @ 7.0% cap · market cap 8.80%
Second Best
Apartment 5plus
$781.6K
$683.9K – $911.8K
NOI $54,710 @ 7.0% cap · market cap 8.05%
Theoretical Best
Office A
$2.52M
$2.21M – $2.94M
NOI $176,568 @ 7.0% cap · market cap 25.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 01038, MA
2,522
Population
1,119
Households
2.3
Avg Household Size
53
Median Age
56%
College-Educated
97%
High-School Grad
9.2 sq mi
ZIP Area
274
Density / Sq Mi
$112,083
Median Household Income
$56,576
Median Earnings
$1,458
Median Rent
$450,200
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?
Triplex - Three separate units, individual laundry hookups, barns, and garage space support flexible residential use.
Where is this triplex located?
The property is located at 15 Main Street Hatfield, MA.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Three‑unit property with 1- to 3‑bedroom units; 12+ acres of farmland at 15 Main Street, Hatfield, MA 01038; Two barns plus three garage spaces
