Two-Unit Townhouse-Style
For Sale
$439,000
Pending
26-28 Birch St, Ludlow, MA 01056
Residential Income, Ludlow, MA
Property Size2,160 SF
Lot Size0.14 Acres
Days on Market47
Property Features for 26-28 Birch St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
04
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 5, Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 2
Parking
5
Directions
use gps
Standard status
Pending
APN
M:0015A B:1900 L:04140,2549918
Size
2,160 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5074
Amenities
enclosed porch
fenced backyard
central air
natural gas heat
separate basements
laundry hookups
Building Details
Year built
1914
Floors in Building
4
Number of units
2
Listing Agency:
Keller Williams Realty
Listed By:
Laura Stevens
(413) 565-5478
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 5 at 4:06AM
MLS# 73552972
Copyright © 2026 MLS Property Information Network Inc. 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.
This two-unit duplex contains 2160 square feet with a total of 5 bedrooms and 2.5 bathrooms. The larger residence includes three bedrooms, a first-floor bedroom with a half bath, an open connection among the kitchen, dining/family room, and living room, plus two upstairs bedrooms and a full bathroom. The second unit provides an eat-in kitchen, living room, two bedrooms, and an upstairs full bathroom.
Property features include an enclosed porch, a fully fenced backyard, central air, natural gas heat, separate basements, and laundry hookups for each unit. The three-bedroom unit is vacant and ready for occupancy. Built in 1914 on 0.142 acres, the duplex is near shopping, amenities, and major highways. Zoning is 04.
Property features include an enclosed porch, a fully fenced backyard, central air, natural gas heat, separate basements, and laundry hookups for each unit. The three-bedroom unit is vacant and ready for occupancy. Built in 1914 on 0.142 acres, the duplex is near shopping, amenities, and major highways. Zoning is 04.
Key Highlights
- Duplex with 5 bedrooms and 2.5 bathrooms across two units
- 2160 square feet on 0.142 acres
- Three‑bedroom unit is vacant and ready for immediate occupancy
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
$28,291
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
6.44%
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%
$565,820
$565.8K
Cap Rate 7%
$404,157
$404.2K
Cap Rate 9%
$314,344
$314.3K
Market Conditions
NOI Build-Up for 2,160 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
$42.8K $19.80/SF
− Vacancy
−$2.4K −$1.09/SF
EGI
$40.4K $18.71/SF
− OpEx
−$12.1K −$5.61/SF
NOI
$28.3K $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%
$565,820
Cap Rate 7%
$404,157
Cap Rate 9%
$314,344
Alternative Uses
Best Use
Multifamily LT 5
$404.2K
$353.6K – $471.5K
NOI $28,291 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$374.5K
$327.7K – $437.0K
NOI $26,218 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $93,188 @ 7.0% cap · market cap 21.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 01056, MA
21,002
Population
8,984
Households
2.3
Avg Household Size
46
Median Age
25%
College-Educated
89%
High-School Grad
27.2 sq mi
ZIP Area
772
Density / Sq Mi
$78,981
Median Household Income
$47,449
Median Earnings
$1,250
Median Rent
$303,900
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 - Separate basements, central air, natural gas heat, and laundry hookups support flexible occupancy.
Where is this duplex located?
The property is located at 26-28 Birch St Ludlow, MA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: Duplex with 5 bedrooms and 2.5 bathrooms across two units; 2160 square feet on 0.142 acres; Three‑bedroom unit is vacant and ready for immediate occupancy
