Live-Work Property with Private
New
For Sale
$649,900
1705-1707 Northampton Street, Holyoke, MA 01040
R-2-zoned property combines a character-rich office suite with renovated residential space above.
Property Size3,199 SF
Price / SF$203.16
Days on Market5
Property Features for 1705-1707 Northampton Street
General Information
Standard status
Active
Size
3,199 SF
Elevators
Yes
Property subtype
Commercial
Zoning
R-2
Additional Details
Floor
1
Highway Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$10,349
Building Details
Building Size
3,199 SF
Year Built
1920
Buildings
1
Listing Agency:
REMAX Andrew Realty Services
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 7:34PM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
Built in 1920, this R-2-zoned live-work property provides 3,199 square feet across an office component and renovated residential quarters. The first-floor suite has its own entrance, hardwood flooring, original wood detailing, and a private elevator connection. Its configuration supports office, studio, consulting, or wellness-practice use, subject to buyer verification.
The upper portion spans two residential levels and includes a chef’s kitchen, gas fireplace, primary suite, two additional bedrooms, bright rooms, and high-end finishes. An oversized garage and off-street parking are included. The property is positioned along Northampton Street with access to I-91 and the Mass Pike.
The upper portion spans two residential levels and includes a chef’s kitchen, gas fireplace, primary suite, two additional bedrooms, bright rooms, and high-end finishes. An oversized garage and off-street parking are included. The property is positioned along Northampton Street with access to I-91 and the Mass Pike.
Key Highlights
- 3,199‑square‑foot live‑work property built in 1920
- R‑2 zoning with first‑floor office suite
- Private entry, hardwood floors, and original woodwork in office area
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
$32,390
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
4.98%
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%
$647,800
$647.8K
Cap Rate 7%
$462,714
$462.7K
Cap Rate 9%
$359,889
$359.9K
Market Conditions
NOI Build-Up for 3,199 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
$57.6K $18.00/SF
− Vacancy
−$5.8K −$1.80/SF
EGI
$51.8K $16.20/SF
− OpEx
−$19.4K −$6.07/SF
NOI
$32.4K $10.13/SF
Area
Hampden County, MA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$647,800
Cap Rate 7%
$462,714
Cap Rate 9%
$359,889
Alternative Uses
Best Use
Office B
$1.45M
$1.27M – $1.69M
NOI $101,506 @ 7.0% cap · market cap 15.62%
Second Best
Mixed Use
$462.7K
$404.9K – $539.8K
NOI $32,390 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$1.97M
$1.73M – $2.30M
NOI $138,013 @ 7.0% cap · market cap 21.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Explore this area
Business Placement
Demographics for 01040, MA
38,238
Population
17,057
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
79%
High-School Grad
21.2 sq mi
ZIP Area
1,804
Density / Sq Mi
$51,892
Median Household Income
$41,801
Median Earnings
$1,016
Median Rent
$255,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - R-2-zoned property combines a character-rich office suite with renovated residential space above.
Where is this live-work space located?
The property is located at 1705-1707 Northampton Street Holyoke, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 3,199‑square‑foot live‑work property built in 1920; R‑2 zoning with first‑floor office suite; Private entry, hardwood floors, and original woodwork in office area
