Building Details

Year Built 1948

Buildings 2

Listing Agency: eXp REALTY j***@exprealty.net

Listed By: Kyle Crocker · License #9578982 Show Phone

Source: Lockandkeyre

Added: Aug 28 Changed: Sep 2 Last Checked: Sep 1 at 5:25PM

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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 eXp REALTY

Investment Insights

Based on property information with market context.

Built in 1948, this duplex property combines a brick Cape-style residence with a separate ranch home. The primary residence features wood flooring, a fireplace, formal dining room, built-in features, and a partially finished basement family room. Fresh interior paint adds to the presentation, while the layout includes potential for a fifth bedroom.

The independent ranch measures 720 square feet and includes its own front porch, entrance, and utilities, allowing separate occupants to manage their own heat and electric service. Set on half an acre at 20 Prospect St in Dalton, Massachusetts, the property offers outdoor separation between the two residences. Total property size is 2,316 square feet.

Key Highlights

• Two‑residence duplex configuration with separate Cape and ranch homes
• Independent 720‑square‑foot ranch with private porch, entrance, and utilities
• Primary brick Cape features wood floors, fireplace, formal dining room, and built‑ins

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

$34,552

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

8.98%

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%

$691,040 $691.0K

Cap Rate 7%

$493,600 $493.6K

Cap Rate 9%

$383,911 $383.9K

Market Conditions

NOI Build-Up for 2,316 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

$50.0K $21.60/SF

− Vacancy

−$665 −$0.29/SF

EGI

$49.4K $21.31/SF

− OpEx

−$14.8K −$6.39/SF

NOI

$34.6K $14.92/SF

Area

Berkshire County, MA

Vacancy

1.33%

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%

$691,040

Cap Rate 7%

$493,600

Cap Rate 9%

$383,911

Alternative Uses

Best Use

Multifamily LT 5

$493.6K

$431.9K – $575.9K (±1% cap)

NOI $34,552 @ 7.0% cap · market cap 8.98%

Second Best

Apartment 5plus

$452.1K

$395.6K – $527.5K (±1% cap)

NOI $31,650 @ 7.0% cap · market cap 8.22%

Theoretical Best

Office A

$678.1K

$593.4K – $791.2K (±1% cap)

NOI $47,469 @ 7.0% cap · market cap 12.33%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Dental Office Law Firm Hair Salon Real Estate Agency Building Supply Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

172

Businesses Nearby

Explore this area Business Placement

Demographics for 01226, MA

6,324

Population

3,013

Households

2.1

Avg Household Size

47

Median Age

40%

College-Educated

96%

High-School Grad

21.8 sq mi

ZIP Area

290

Density / Sq Mi

$81,168

Median Household Income

$53,606

Median Earnings

$830

Median Rent

$289,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two separate residences provide flexible living arrangements, private access, and individually metered utilities.

Where is this duplex located?

The property is located at 20 Prospect St Dalton, MA.

What is the asking price?

The asking price for this property is $384,900.

What are key features of this property?

This property features: Two‑residence duplex configuration with separate Cape and ranch homes; Independent 720‑square‑foot ranch with private porch, entrance, and utilities; Primary brick Cape features wood floors, fireplace, formal dining room, and built‑ins