Split-Level Duplex with Storage
For Sale
$395,000
4 Elm Ct, Hatfield, MA 01038
Two residential units occupy a purpose-built layout with shared outdoor space and dedicated storage areas.
Property Size2,131 SF
Price / SF$185.36
Days on Market75
Property Features for 4 Elm Ct
General Information
Standard status
Active
Size
2,131 SF
Property subtype
2 Family - 2 Units Up/Down
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Amenities
yard
storage shed
Building Details
Year Built
1983
Buildings
1
Construction
split-level
Listing Agency:
H. E. ROSS Realty Agency
(413) 584-1608
Listed By:
Herbert Ross
(413) 584-1608
Source:
Lockandkeyre
Added: Jun 19
Changed: Aug 30
Last Checked: Aug 31 at 3:16PM
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 H. E. ROSS Realty Agency
Investment Insights
Based on property information with market context.
Built in 1983, this 2,131-square-foot duplex offers a purpose-built split-level configuration with two residential units. The property sits on an open lot along a dead-end street, with yard space suitable for outdoor enjoyment or gardening. A wood-framed shed is divided to provide storage for both units.
Located at 4 Elm Ct in Hatfield, the property provides access to the highway and local shopping, while Downtown Northampton is only minutes away. The configuration supports an owner-occupant seeking rental income or a buyer pursuing a straightforward residential income property.
Located at 4 Elm Ct in Hatfield, the property provides access to the highway and local shopping, while Downtown Northampton is only minutes away. The configuration supports an owner-occupant seeking rental income or a buyer pursuing a straightforward residential income property.
Key Highlights
- Purpose‑built split‑level duplex with two residential units
- 2,131 square feet on an open lot
- Built in 1983
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
$30,784
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
7.79%
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%
$615,680
$615.7K
Cap Rate 7%
$439,771
$439.8K
Cap Rate 9%
$342,044
$342.0K
Market Conditions
NOI Build-Up for 2,131 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
$46.0K $21.60/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$44.0K $20.64/SF
− OpEx
−$13.2K −$6.19/SF
NOI
$30.8K $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%
$615,680
Cap Rate 7%
$439,771
Cap Rate 9%
$342,044
Alternative Uses
Best Use
Multifamily LT 5
$439.8K
$384.8K – $513.1K
NOI $30,784 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$402.1K
$351.8K – $469.1K
NOI $28,147 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$1.30M
$1.14M – $1.51M
NOI $90,842 @ 7.0% cap · market cap 23.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 01038, MA
2,522
Population
1,119
Households
2.3
Avg Household Size
53
Median Age
56%
College-Educated
97%
High-School Grad
9.2 sq mi
ZIP Area
274
Density / Sq Mi
$112,083
Median Household Income
$56,576
Median Earnings
$1,458
Median Rent
$450,200
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 residential units occupy a purpose-built layout with shared outdoor space and dedicated storage areas.
Where is this duplex located?
The property is located at 4 Elm Ct Hatfield, MA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Purpose‑built split‑level duplex with two residential units; 2,131 square feet on an open lot; Built in 1983
