Three-Story Multifamily
New
For Sale
$450,000
4041-4043 Church Street, Palmer, MA 01079
Historic three-story residence with flexible multifamily layout, basement storage, and a manageable outdoor lot.
Property Size3,320 SF
Lot Size0.15 Acres
Price / SF$135.54
Days on Market2
Property Features for 4041-4043 Church Street
General Information
Standard status
Active
Size
3,320 SF
Total Parking Spaces
4
Lot size
0.15 Acres
Property subtype
Residential Income
Zoning
TR
Net Operating Income
$25,200
Taxes and HOA fees
Annual Taxes
$6,539
Building Details
Building Size
3,320 SF
Year Built
1845
Stories
3
Construction
Colonial
Listing Agency:
Cameron Prestige, LLC
Listed By:
Zahidul Islam · License #452018049
(857) 891-4053
Source:
413realestate
Added: Sep 2
Last Checked: Sep 2 at 1:36PM
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 Cameron Prestige, LLC
Investment Insights
Based on property information with market context.
Located at 4041-4043 Church Street in Palmer, Massachusetts, this multifamily Colonial was built in 1845 and provides approximately 3,320 sq. ft. across three stories. The property includes five bedrooms and four full bathrooms, creating a substantial residential configuration with room for varied occupancy arrangements.
A functional basement adds storage and utility space, while the 6,534 sq. ft. lot provides an outdoor area associated with the property. Zoning is TR. The combination of historic construction, multiple bedrooms and bathrooms, three-story scale, and basement support gives the building a flexible physical layout for multifamily ownership.
A functional basement adds storage and utility space, while the 6,534 sq. ft. lot provides an outdoor area associated with the property. Zoning is TR. The combination of historic construction, multiple bedrooms and bathrooms, three-story scale, and basement support gives the building a flexible physical layout for multifamily ownership.
Key Highlights
- Approximately 3,320 sq. ft. across three stories
- Five bedrooms and four full bathrooms
- Built in 1845
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
$40,299
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
8.96%
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%
$805,980
$806.0K
Cap Rate 7%
$575,700
$575.7K
Cap Rate 9%
$447,767
$447.8K
Market Conditions
NOI Build-Up for 3,320 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
$77.3K $23.28/SF
− Vacancy
−$4.0K −$1.21/SF
EGI
$73.3K $22.07/SF
− OpEx
−$33.0K −$9.93/SF
NOI
$40.3K $12.14/SF
Area
Hampden County, MA
Vacancy
5.20%
Lease Rate
$23.28 /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%
$805,980
Cap Rate 7%
$575,700
Cap Rate 9%
$447,767
Alternative Uses
Best Use
Apartment 5plus
$575.7K
$503.7K – $671.7K
NOI $40,299 @ 7.0% cap · market cap 8.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,233 @ 7.0% cap · market cap 31.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 01079, MA
701
Population
138
Households
5.1
Avg Household Size
41
Median Age
17%
College-Educated
100%
High-School Grad
1.6 sq mi
ZIP Area
438
Density / Sq Mi
$39,079
Median Earnings
$283,300
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 - Historic three-story residence with flexible multifamily layout, basement storage, and a manageable outdoor lot.
Where is this multifamily property located?
The property is located at 4041-4043 Church Street Palmer, MA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 3,320 sq. ft. across three stories; Five bedrooms and four full bathrooms; Built in 1845
