Two-Unit Duplex with
For Sale
$629,000
25 Valentine Ln, Lee, MA 01238
MULTI_FAMILY - Colonial - Lee, MA
Property Size1,636 SF
Lot Size1.10 Acres
Price / SF$384.47
Days on Market47
Property Features for 25 Valentine Ln
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi, Residential
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 2, Bedroom 1, Basement, Bedroom 2, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 3
Parking features
Garage
Interior features
Cable Avail, Elevator
Basement
Concrete, Sump Pump, Partial
Accessibility
Accessible Elevator Installed
Appliances
Washer, Refrigerator, Range, Microwave, Dryer, Dishwasher
Lot features
Subdivision
Elementary school
Lee
Middle school
Lee
High school
Lee
Directions
Route 7 North to Stockbridge to Route 102, right on Meadow Street, over bridge, immediate right on Pine Street, Valentine Lane top of hill on your right. Enter cul de sac, first house on right, dark blue with black shutters, no RE sign.
Subdivision
Middle Registry
Standard status
Active
APN
029.0-0000-0118.E
Size
1,636 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4209
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Oil, Hot Water(Heating), Central
Water source
Public
Amenities
central air conditioning
attached garage
partially fenced back yard
deck
Building Details
Year built
2005
Number of units
2
Flooring type
Wood, Carpet, Tile - Ceramic
Building materials
Wood Frame, Vinyl
Roof type
Asphalt
Architectural style
Colonial
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Rosemary Ann Baumann · License #65600
(413) 329-1219
Added: Jun 26
Changed: Aug 2
Last Checked: Aug 11 at 8:06PM
MLS# 250407
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 25 Valentine Ln in South Lee, this immaculate colonial-style two-unit duplex is zoned for a 2-family. The property includes a 3-bedroom apartment with a deck and a separate 1-bedroom apartment. A partially fenced back yard offers outdoor space, and an attached garage supports convenient parking.
Built in 2005, the home has central air conditioning and brand-new vinyl siding installed in December 2025. Heating is hot water with oil heat, and the roof is asphalt. Public utilities are available, including public water and public sewer.
Additional interior and comfort features include an accessible elevator installed, along with cable availability. Finishes include wood-frame construction with vinyl, and flooring options such as carpet, ceramic tile, and wood.
Built in 2005, the home has central air conditioning and brand-new vinyl siding installed in December 2025. Heating is hot water with oil heat, and the roof is asphalt. Public utilities are available, including public water and public sewer.
Additional interior and comfort features include an accessible elevator installed, along with cable availability. Finishes include wood-frame construction with vinyl, and flooring options such as carpet, ceramic tile, and wood.
Key Highlights
- Zoned for a 2‑family two‑unit duplex in South Lee
- 3‑bedroom apartment with deck plus 1‑bedroom apartment
- Partially fenced back yard and attached garage
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
$24,407
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
3.88%
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%
$488,140
$488.1K
Cap Rate 7%
$348,671
$348.7K
Cap Rate 9%
$271,189
$271.2K
Market Conditions
NOI Build-Up for 1,636 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
$35.3K $21.60/SF
− Vacancy
−$470 −$0.29/SF
EGI
$34.9K $21.31/SF
− OpEx
−$10.5K −$6.39/SF
NOI
$24.4K $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%
$488,140
Cap Rate 7%
$348,671
Cap Rate 9%
$271,189
Alternative Uses
Best Use
Multifamily LT 5
$348.7K
$305.1K – $406.8K
NOI $24,407 @ 7.0% cap · market cap 3.88%
Second Best
Apartment 5plus
$319.4K
$279.5K – $372.6K
NOI $22,358 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$479.0K
$419.1K – $558.9K
NOI $33,531 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 01238, MA
5,722
Population
3,069
Households
1.9
Avg Household Size
51
Median Age
46%
College-Educated
99%
High-School Grad
27.6 sq mi
ZIP Area
207
Density / Sq Mi
$74,469
Median Household Income
$47,035
Median Earnings
$1,255
Median Rent
$332,100
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 duplex in South Lee features a deck, partially fenced yard, attached garage, and brand-new central air.
Where is this duplex located?
The property is located at 25 Valentine Ln Lee, MA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Zoned for a 2‑family two‑unit duplex in South Lee; 3‑bedroom apartment with deck plus 1‑bedroom apartment; Partially fenced back yard and attached garage
