Corner-Lot Duplex with
For Sale
$499,000
226 Grove St, Great Barrington, MA 01230
Two residences offer porches, attic and basement storage, on-site laundry, and updated building systems.
Property Size2,640 SF
Days on Market11
Property Features for 226 Grove St
General Information
Standard status
Active
Size
2,640 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,974
Amenities
enclosed front porches
open back porches
garage
on-site laundry
solar
Building Details
Building Size
2,640 SF
Year Built
1900
Buildings
1
Listing Agency:
COMPASS MASSACHUSETTS , LLC GB
Listed By:
Carrie Swift Heck · License #9579980
(802) 578-3380
Source:
Stonehouseproperties
Added: Aug 26
Changed: Sep 3
Last Checked: Sep 4 at 12:11PM
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 COMPASS MASSACHUSETTS , LLC GB
Investment Insights
Based on property information with market context.
Built in 1900, this duplex contains two three-bedroom, one-bathroom residences, each with an enclosed front porch, open rear porch, walk-up attic, and basement space. The property also includes a large garage, on-site laundry, an updated heating system, updated electrical, a newer roof, and solar. One unit is currently vacant.
Set on a corner lot along Grove St in Housatonic, the property overlooks the village and sits a short distance from the Flag Rock conservation area. Its setting combines in-town access with a mountain backdrop, while the two-unit layout provides flexibility for continued rental use or occupancy of one residence alongside the other.
Set on a corner lot along Grove St in Housatonic, the property overlooks the village and sits a short distance from the Flag Rock conservation area. Its setting combines in-town access with a mountain backdrop, while the two-unit layout provides flexibility for continued rental use or occupancy of one residence alongside the other.
Key Highlights
- Two‑unit duplex with a three‑bedroom, one‑bathroom layout on each side
- Large garage plus basement and walk‑up attic areas for additional storage
- Enclosed front porches and open rear porches serve both residences
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
$39,386
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
7.89%
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%
$787,720
$787.7K
Cap Rate 7%
$562,657
$562.7K
Cap Rate 9%
$437,622
$437.6K
Market Conditions
NOI Build-Up for 2,640 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
$57.0K $21.60/SF
− Vacancy
−$758 −$0.29/SF
EGI
$56.3K $21.31/SF
− OpEx
−$16.9K −$6.39/SF
NOI
$39.4K $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%
$787,720
Cap Rate 7%
$562,657
Cap Rate 9%
$437,622
Alternative Uses
Best Use
Multifamily LT 5
$562.7K
$492.3K – $656.4K
NOI $39,386 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$515.4K
$451.0K – $601.3K
NOI $36,078 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$773.0K
$676.4K – $901.8K
NOI $54,109 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Explore this area
Business Placement
Demographics for 01230, MA
8,907
Population
5,025
Households
1.8
Avg Household Size
52
Median Age
49%
College-Educated
95%
High-School Grad
97.0 sq mi
ZIP Area
92
Density / Sq Mi
$82,871
Median Household Income
$40,397
Median Earnings
$1,286
Median Rent
$479,200
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 residences offer porches, attic and basement storage, on-site laundry, and updated building systems.
Where is this duplex located?
The property is located at 226 Grove St Great Barrington, MA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two‑unit duplex with a three‑bedroom, one‑bathroom layout on each side; Large garage plus basement and walk‑up attic areas for additional storage; Enclosed front porches and open rear porches serve both residences
