Multifamily Property with System
For Sale
$699,900
Pending
4-6 Middle St, Hadley, MA 01035
Multifamily asset near Route 9 with updated systems and access to Amherst and Northampton.
Property Size3,408 SF
Days on Market23
Property Features for 4-6 Middle St
General Information
Standard status
Pending
Size
3,408 SF
Total Parking Spaces
9
Property subtype
Residential Income
Zoning
AR
Taxes and HOA fees
Annual Taxes
$6,764
Building Details
Building Size
3,408 SF
Year Built
1831
Stories
3
Units
2
Listing Agency:
Premier Realty Group-Hadley
(413) 313-4165
Listed By:
Eunsuk Song
(413) 313-4165
Source:
Threehillsres
Added: Aug 8
Changed: Aug 29
Last Checked: Aug 22 at 5:58AM
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 Premier Realty Group-Hadley
Investment Insights
Based on property information with market context.
This multifamily property contains 3,408 square feet and dates to 1831. Recent improvements include a kitchen and two bathrooms on one side, along with two gas boilers and a smoke system.
The property is located at 4-6 Middle Street in Hadley, near the Route 9 commercial and commuting corridor. Its position provides access toward Amherst and Northampton, with nearby highways, public transportation, downtown shopping, dining, area employers, and colleges and universities noted in the surrounding context.
The property is located at 4-6 Middle Street in Hadley, near the Route 9 commercial and commuting corridor. Its position provides access toward Amherst and Northampton, with nearby highways, public transportation, downtown shopping, dining, area employers, and colleges and universities noted in the surrounding context.
Key Highlights
- 3,408‑square‑foot multifamily property
- Built in 1831
- Kitchen and 2 baths updated on one side
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
$45,015
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
6.43%
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%
$900,300
$900.3K
Cap Rate 7%
$643,071
$643.1K
Cap Rate 9%
$500,167
$500.2K
Market Conditions
NOI Build-Up for 3,408 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
$85.9K $25.20/SF
− Vacancy
−$4.0K −$1.18/SF
EGI
$81.8K $24.02/SF
− OpEx
−$36.8K −$10.81/SF
NOI
$45.0K $13.21/SF
Area
Hampshire County, MA
Vacancy
4.70%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$900,300
Cap Rate 7%
$643,071
Cap Rate 9%
$500,167
Alternative Uses
Best Use
Apartment 5plus
$643.1K
$562.7K – $750.3K
NOI $45,015 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,279 @ 7.0% cap · market cap 20.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 01035, MA
5,325
Population
2,293
Households
2.3
Avg Household Size
47
Median Age
63%
College-Educated
97%
High-School Grad
23.1 sq mi
ZIP Area
231
Density / Sq Mi
$117,580
Median Household Income
$64,118
Median Earnings
$1,682
Median Rent
$453,300
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?
Multifamily property - Multifamily asset near Route 9 with updated systems and access to Amherst and Northampton.
Where is this multifamily property located?
The property is located at 4-6 Middle St Hadley, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 3,408‑square‑foot multifamily property; Built in 1831; Kitchen and 2 baths updated on one side
