Fully Occupied 8-Unit
For Sale
$1,150,000
17 Adams, Easthampton, MA 01027
Fully occupied 8-family property with separate utilities and a detached 3-bay garage on a corner lot.
Property Size5,434 SF
Lot Size0.50 Acres
Price / SF$211.63
Days on Market165
Property Features for 17 Adams
General Information
Standard status
Active
Size
5,434 SF
Lot size
0.50 Acres
Property subtype
Commercial
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
8
Building Details
Year Built
1885
Tenancy
Multi
Listing Agency:
KEMPF-VANDERBURGH REALTY CONSULTANTS,INC.
Listed By:
Maria Liccardi
(413) 458-8366
Source:
Altonwestall
Added: Mar 25
Changed: Sep 4
Last Checked: Sep 4 at 9:34AM
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 KEMPF-VANDERBURGH REALTY CONSULTANTS,INC.
Investment Insights
Based on property information with market context.
This income-producing 8-family home is fully occupied and supported by individual systems, with separate heat, hot water, and electricity for the apartments. The property also includes a detached 3-bay garage, and all three garage bays are rented, providing additional income.
Set on an almost half-acre corner lot, the building is complemented by plenty of off-street parking. The property is in a convenient Easthampton area close to shops and restaurants, with easy access to local attractions.
The arrangement of separate utilities for each unit, combined with dedicated garage revenue, supports straightforward day-to-day occupancy and tenant separation.
Set on an almost half-acre corner lot, the building is complemented by plenty of off-street parking. The property is in a convenient Easthampton area close to shops and restaurants, with easy access to local attractions.
The arrangement of separate utilities for each unit, combined with dedicated garage revenue, supports straightforward day-to-day occupancy and tenant separation.
Key Highlights
- Fully occupied 8‑family home built in 1885
- Detached 3‑bay garage with all 3 bays rented for additional income
- Almost half‑acre corner lot with plenty of off‑street parking
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
$71,775
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
6.24%
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%
$1,435,500
$1.4M
Cap Rate 7%
$1,025,357
$1.0M
Cap Rate 9%
$797,500
$797.5K
Market Conditions
NOI Build-Up for 5,434 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
$136.9K $25.20/SF
− Vacancy
−$6.4K −$1.18/SF
EGI
$130.5K $24.02/SF
− OpEx
−$58.7K −$10.81/SF
NOI
$71.8K $13.21/SF
Area
Hampshire County, MA
Vacancy
4.70%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,435,500
Cap Rate 7%
$1,025,357
Cap Rate 9%
$797,500
Alternative Uses
Best Use
Apartment 5plus
$1.03M
$897.2K – $1.20M
NOI $71,775 @ 7.0% cap · market cap 6.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.31M
$2.90M – $3.86M
NOI $231,645 @ 7.0% cap · market cap 20.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
860
Businesses Nearby
Explore this area
Business Placement
Demographics for 01027, MA
17,896
Population
9,221
Households
1.9
Avg Household Size
46
Median Age
41%
College-Educated
93%
High-School Grad
40.6 sq mi
ZIP Area
441
Density / Sq Mi
$73,657
Median Household Income
$45,652
Median Earnings
$1,195
Median Rent
$348,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully occupied 8-family property with separate utilities and a detached 3-bay garage on a corner lot.
Where is this apartment building located?
The property is located at 17 Adams Easthampton, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Fully occupied 8‑family home built in 1885; Detached 3‑bay garage with all 3 bays rented for additional income; Almost half‑acre corner lot with plenty of off‑street parking
