Two-Family Home with
For Sale
$435,000
34 E School St, West Springfield, MA 01089
The property includes separate utilities, replacement windows, and a fenced backyard.
Property Size2,649 SF
Days on Market8
Property Features for 34 E School St
General Information
Standard status
Active
Size
2,649 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
RB
Units
Unit Mix
1 x 2BR/1.5BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,528
Amenities
fenced backyard
Building Details
Building Size
2,649 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Listing Agency:
Keller Williams Realty
(413) 219-1050
Listed By:
Marie Reine Raheb
(413) 219-1050
Source:
Housatonicrealestate
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
Built in 1900, this duplex in West Springfield includes two residential units, separate utilities, replacement windows, a two-car garage, and a fenced backyard. The first-floor residence has an eat-in kitchen, dining room, living room, two bedrooms, and one full and one half bath. The upper unit includes a large kitchen, combined living and dining space, three bedrooms, and a full bath. The third floor provides additional space connected to the second-floor unit and includes another full bath.
The property is located near major highways, restaurants, schools, shopping, and parks. Zoning is RB. The layout and existing improvements provide a multi-unit residential configuration with separate living spaces.
The property is located near major highways, restaurants, schools, shopping, and parks. Zoning is RB. The layout and existing improvements provide a multi-unit residential configuration with separate living spaces.
Key Highlights
- Two‑family property with separate utilities
- First‑floor unit includes 2 bedrooms, dining room, and 1 full and 1 half bath
- Second‑floor unit offers 3 bedrooms, large kitchen, and full bath
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
$34,696
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
7.98%
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%
$693,920
$693.9K
Cap Rate 7%
$495,657
$495.7K
Cap Rate 9%
$385,511
$385.5K
Market Conditions
NOI Build-Up for 2,649 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
$52.5K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$49.6K $18.71/SF
− OpEx
−$14.9K −$5.61/SF
NOI
$34.7K $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%
$693,920
Cap Rate 7%
$495,657
Cap Rate 9%
$385,511
Alternative Uses
Best Use
Multifamily LT 5
$495.7K
$433.7K – $578.3K
NOI $34,696 @ 7.0% cap · market cap 7.98%
Second Best
Apartment 5plus
$459.3K
$401.9K – $535.9K
NOI $32,154 @ 7.0% cap · market cap 7.39%
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,284 @ 7.0% cap · market cap 26.27%
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
1,059
Businesses Nearby
Explore this area
Business Placement
Demographics for 01089, MA
28,835
Population
13,095
Households
2.2
Avg Household Size
41
Median Age
35%
College-Educated
91%
High-School Grad
16.7 sq mi
ZIP Area
1,727
Density / Sq Mi
$70,401
Median Household Income
$43,186
Median Earnings
$1,121
Median Rent
$307,900
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 - The property includes separate utilities, replacement windows, and a fenced backyard.
Where is this duplex located?
The property is located at 34 E School St West Springfield, MA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Two‑family property with separate utilities; First‑floor unit includes 2 bedrooms, dining room, and 1 full and 1 half bath; Second‑floor unit offers 3 bedrooms, large kitchen, and full bath
