Updated Four-Unit Multifamily
For Sale
$799,000
41-43 North Main, Northampton, MA 01062
Well-maintained income property with private outdoor areas, parking, garden space, and a separate barn for storage.
Property Size4,800 SF
Price / SF$166.46
Days on Market111
Property Features for 41-43 North Main
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
4
Amenities
off street parking
garden space
large barn
hardwood flooring
Building Details
Year Built
1900
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
(413) 478-3137
Listed By:
Jessica Lapinski
(413) 478-3137
Source:
Delaprealestate
Added: May 12
Changed: Aug 30
Last Checked: Aug 30 at 10:11AM
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 Jessica Lapinski
Investment Insights
Based on property information with market context.
This 4,800-square-foot quadplex at 41-43 North Main includes two apartments on each of its two floors. The units feature hardwood flooring, individual electric panels, gas meters serving their cookstoves, private outdoor areas, and distinct floor plans. A single boiler currently provides heat included in the rent. The property has received multiple updates, including windows, electrical work, gutters, porch railings, and exterior paint.
Off-street parking, garden space, and a large barn add functional value, with the barn offering storage and possible garage use. The property is across from The Community Center and near Look Park in Northampton. Built in 1900, it has served long-term tenants and offers a four-unit residential income configuration.
Off-street parking, garden space, and a large barn add functional value, with the barn offering storage and possible garage use. The property is across from The Community Center and near Look Park in Northampton. Built in 1900, it has served long-term tenants and offers a four-unit residential income configuration.
Key Highlights
- 4,800 SF quadplex with 4 apartments
- Two apartments on the 1st floor and two on the 2nd floor
- Updated windows, electrical, gutters, porch railings, and exterior paint
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
$69,339
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
8.68%
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%
$1,386,780
$1.4M
Cap Rate 7%
$990,557
$990.6K
Cap Rate 9%
$770,433
$770.4K
Market Conditions
NOI Build-Up for 4,800 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
$103.7K $21.60/SF
− Vacancy
−$4.6K −$0.96/SF
EGI
$99.1K $20.64/SF
− OpEx
−$29.7K −$6.19/SF
NOI
$69.3K $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%
$1,386,780
Cap Rate 7%
$990,557
Cap Rate 9%
$770,433
Alternative Uses
Best Use
Multifamily LT 5
$990.6K
$866.7K – $1.16M
NOI $69,339 @ 7.0% cap · market cap 8.68%
Second Best
Apartment 5plus
$905.7K
$792.5K – $1.06M
NOI $63,401 @ 7.0% cap · market cap 7.94%
Theoretical Best
Office A
$2.92M
$2.56M – $3.41M
NOI $204,618 @ 7.0% cap · market cap 25.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
594
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained income property with private outdoor areas, parking, garden space, and a separate barn for storage.
Where is this quadplex located?
The property is located at 41-43 North Main Northampton, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 4,800 SF quadplex with 4 apartments; Two apartments on the 1st floor and two on the 2nd floor; Updated windows, electrical, gutters, porch railings, and exterior paint
