Three-Unit Farmhouse
New
For Sale
$680,000
15 Main St, Hatfield, MA 01038
Residential Income, Hatfield, MA
Property Size4,142 SF
Lot Size12.28 Acres
Price / SF$164.17
Days on Market2
Property Features for 15 Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
TC
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 5, Bathroom 1, Bedroom 4, Bathroom 3, Bedroom 3
Parking
13
Elementary school
Hatfield Elementary
Middle school
Hatfield
High school
Smith Academy
Directions
Elm St to Maple St to Main St, or use GPS
Standard status
Active
APN
M:0222 B:0119 L:0,3626409
Size
4,142 SF
Lot size
12.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8878
Amenities
barn
garage
basement
loft
Building Details
Year built
1772
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams Realty
Listed By:
Laura Stevens
(413) 565-5478
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 17 at 4:06PM
MLS# 73578419
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,142-square-foot triplex occupies a 12.28-acre property with farmland, mature landscaping, two barns, three garage spaces, and ample parking. The three units range from one to three bedrooms and include separate washer/dryer hookups, eat-in kitchens, generous living areas, and access to a cement-floor basement. An attached one-car garage includes a loft above it, while the property retains wood floors, original trim, and a traditional farmhouse foyer.
Several systems have been updated, including portions of the roof, electrical, and plumbing systems, along with installation of an energy-on-demand furnace. Built in 1772 and zoned TC, the property is located at 15 Main St in Hatfield, Massachusetts. The barn and garage areas provide substantial room for storage, equipment, or workshop use.
Several systems have been updated, including portions of the roof, electrical, and plumbing systems, along with installation of an energy-on-demand furnace. Built in 1772 and zoned TC, the property is located at 15 Main St in Hatfield, Massachusetts. The barn and garage areas provide substantial room for storage, equipment, or workshop use.
Key Highlights
- 12.28‑acre property with farmland, mature landscaping, and ample parking
- Three separate units with one- to three‑bedroom layouts
- 4,142 square feet with two barns and 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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Current Use
Lease Details
Multi-tenant
Tenancy
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 residences offer eat-in kitchens, washer/dryer hookups, generous living areas, and supporting barn and garage space.
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 $680,000.
What are key features of this property?
This property features: 12.28‑acre property with farmland, mature landscaping, and ample parking; Three separate units with one- to three‑bedroom layouts; 4,142 square feet with two barns and three garage spaces
