Duplex Home with
New
For Sale
$525,000
182 Granville Road, Westfield, MA 01085
Two-family property with a four-bedroom main residence and separate one-bedroom apartment, plus a garage, carport, and spacious rear yard.
Property Size2,426 SF
Price / SF$216.41
Days on Market3
Property Features for 182 Granville Road
General Information
Standard status
Active
Size
2,426 SF
Property subtype
Multi-family
Building Details
Year Built
1908
Listing Agency:
Coldwell Banker Realty - Western MA
Listed By:
Lisa Oleksak-Sullivan
(413) 527-3375
Source:
Taylorrealtors
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 6:15PM
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 Coldwell Banker Realty - Western MA
Investment Insights
Based on property information with market context.
Built in 1908, this 2,426-square-foot duplex combines a four-bedroom primary residence with a separate one-bedroom apartment. The main unit includes a front-to-back living room, eat-in kitchen with appliances, family or dining room, first-floor laundry, and full bath; the upper level contains four bedrooms and an additional full bath. The apartment has its own entrance and utilities, with basement laundry access.
Recent property improvements include refinished hardwood flooring on the first level, fresh paint in portions of the home, updated electrical service, replacement windows, a new garage door, and a whole-house water filter. Exterior features include a circular driveway, large front porch, one-car garage, carport, and expansive backyard. The property is within walking distance of Stanley Park and Westfield University, with downtown restaurants and shopping nearby.
Recent property improvements include refinished hardwood flooring on the first level, fresh paint in portions of the home, updated electrical service, replacement windows, a new garage door, and a whole-house water filter. Exterior features include a circular driveway, large front porch, one-car garage, carport, and expansive backyard. The property is within walking distance of Stanley Park and Westfield University, with downtown restaurants and shopping nearby.
Key Highlights
- 2,426 SF duplex built in 1908
- Main residence offers 4 bedrooms and 2 full baths
- Separate 1‑bedroom apartment with its own entrance and utilities
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
$31,775
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
6.05%
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%
$635,500
$635.5K
Cap Rate 7%
$453,929
$453.9K
Cap Rate 9%
$353,056
$353.1K
Market Conditions
NOI Build-Up for 2,426 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
$48.0K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$45.4K $18.71/SF
− OpEx
−$13.6K −$5.61/SF
NOI
$31.8K $13.10/SF
Area
Hampden County, MA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$635,500
Cap Rate 7%
$453,929
Cap Rate 9%
$353,056
Alternative Uses
Best Use
Multifamily LT 5
$453.9K
$397.2K – $529.6K
NOI $31,775 @ 7.0% cap · market cap 6.05%
Second Best
Apartment 5plus
$420.7K
$368.1K – $490.8K
NOI $29,447 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$1.50M
$1.31M – $1.74M
NOI $104,663 @ 7.0% cap · market cap 19.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 01085, MA
41,529
Population
17,054
Households
2.4
Avg Household Size
41
Median Age
33%
College-Educated
92%
High-School Grad
59.7 sq mi
ZIP Area
696
Density / Sq Mi
$83,821
Median Household Income
$44,737
Median Earnings
$1,064
Median Rent
$296,300
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?
Duplex - Two-family property with a four-bedroom main residence and separate one-bedroom apartment, plus a garage, carport, and spacious rear yard.
Where is this duplex located?
The property is located at 182 Granville Road Westfield, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,426 SF duplex built in 1908; Main residence offers 4 bedrooms and 2 full baths; Separate 1‑bedroom apartment with its own entrance and utilities
