Architect-Designed Side-by-Side
For Sale
$650,000
35-37 Indian Hill, Northampton, MA 01062
Two independently arranged residences feature decks, basements, oak flooring, and dedicated parking.
Property Size3,212 SF
Price / SF$202.37
Days on Market42
Property Features for 35-37 Indian Hill
General Information
Standard status
Active
Size
3,212 SF
Total Parking Spaces
4
Property subtype
Multi-family
Units
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1993
Buildings
1
Stories
3
Listing Agency:
5 College REALTORS
(413) 519-4465
Listed By:
Sally Malsch · License #9005713
(413) 519-4465
Source:
Fivecollegerealtors
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 30 at 9:12PM
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 5 College REALTORS
Investment Insights
Based on property information with market context.
Built in 1993, this side-by-side duplex provides two similarly configured residences with separate living areas and practical three-level layouts. Each dwelling includes a large kitchen and dining area, mudroom and pantry, half bath, deck access, an oak-floored living room, three bedrooms, and full bathrooms upstairs. Oak and tile flooring, vinyl siding, high-ceiling basements, and electric radiant wall heating add to the property’s physical features. Each room has its own thermostat, and the two residences share a driveway with designated parking. The basement of unit 37 has ADU conversion potential, as identified in the property information.
Key Highlights
- Side‑by‑side duplex built in 1993
- 3‑level residences with 3212 SF
- Each side includes 3 bedrooms and full bathrooms upstairs
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
$46,399
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
7.14%
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%
$927,980
$928.0K
Cap Rate 7%
$662,843
$662.8K
Cap Rate 9%
$515,544
$515.5K
Market Conditions
NOI Build-Up for 3,212 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
$69.4K $21.60/SF
− Vacancy
−$3.1K −$0.96/SF
EGI
$66.3K $20.64/SF
− OpEx
−$19.9K −$6.19/SF
NOI
$46.4K $14.45/SF
Area
Hampshire County, MA
Vacancy
4.46%
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%
$927,980
Cap Rate 7%
$662,843
Cap Rate 9%
$515,544
Alternative Uses
Best Use
Multifamily LT 5
$662.8K
$580.0K – $773.3K
NOI $46,399 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$606.1K
$530.3K – $707.1K
NOI $42,426 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $136,924 @ 7.0% cap · market cap 21.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Explore this area
Business Placement
Demographics for 01062, MA
10,910
Population
4,481
Households
2.4
Avg Household Size
49
Median Age
52%
College-Educated
94%
High-School Grad
17.5 sq mi
ZIP Area
623
Density / Sq Mi
$87,800
Median Household Income
$49,979
Median Earnings
$1,016
Median Rent
$389,000
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 independently arranged residences feature decks, basements, oak flooring, and dedicated parking.
Where is this duplex located?
The property is located at 35-37 Indian Hill Northampton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Side‑by‑side duplex built in 1993; 3‑level residences with 3212 SF; Each side includes 3 bedrooms and full bathrooms upstairs
