Two-Family Home Near
For Sale
$365,000
41 Pearl, Great Barrington, MA 01230
Two-family residence with period charm, close to downtown.
Property Size1,964 SF
Lot Size0.25 Acres
Price / SF$185.85
Days on Market298
Property Features for 41 Pearl
General Information
Standard status
Active
Size
1,964 SF
Lot size
0.25 Acres
Property subtype
Multi-family
Building Details
Year Built
1900
Listing Agency:
FAIRGROUND REAL ESTATE,INC
Listed By:
David Carlson
(413) 637-4200
Source:
Berkshirehouses
Added: Nov 1, 2025
Changed: Aug 25
Last Checked: Aug 24 at 6:21AM
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 FAIRGROUND REAL ESTATE,INC
Investment Insights
Based on property information with market context.
Located on a quiet street moments from downtown Great Barrington, 41 Pearl Street is a two-family residence constructed in the 1900s. The property includes 1,964 square feet of living space and is situated on a 0.25-acre lot. Each side of the home features 2 bedrooms and 1 bathroom, totaling 4 bedrooms and 2 bathrooms for the entire residence. The floor plan offers ample natural light, hardwood floors, and period details. The kitchens and living areas are suitable for entertaining or relaxation. The bedrooms provide privacy and storage space. The property is equipped with forced hot water heating.
Key Highlights
- Two‑family residence offering potential rental income or multi‑generational living
- Conveniently located near downtown Great Barrington
- Spacious 1,964 sq ft of living space with 4 bedrooms and 2 bathrooms
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
$29,301
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
8.03%
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%
$586,020
$586.0K
Cap Rate 7%
$418,586
$418.6K
Cap Rate 9%
$325,567
$325.6K
Market Conditions
NOI Build-Up for 1,964 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
$42.4K $21.60/SF
− Vacancy
−$564 −$0.29/SF
EGI
$41.9K $21.31/SF
− OpEx
−$12.6K −$6.39/SF
NOI
$29.3K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
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%
$586,020
Cap Rate 7%
$418,586
Cap Rate 9%
$325,567
Alternative Uses
Best Use
Multifamily LT 5
$418.6K
$366.3K – $488.4K
NOI $29,301 @ 7.0% cap · market cap 8.03%
Second Best
Apartment 5plus
$383.4K
$335.5K – $447.3K
NOI $26,840 @ 7.0% cap · market cap 7.35%
Theoretical Best
Office A
$575.1K
$503.2K – $670.9K
NOI $40,254 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
285
Businesses Nearby
Explore this area
Business Placement
Demographics for 01230, MA
8,907
Population
5,025
Households
1.8
Avg Household Size
52
Median Age
49%
College-Educated
95%
High-School Grad
97.0 sq mi
ZIP Area
92
Density / Sq Mi
$82,871
Median Household Income
$40,397
Median Earnings
$1,286
Median Rent
$479,200
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?
Duplex - Two-family residence with period charm, close to downtown.
Where is this duplex located?
The property is located at 41 Pearl Great Barrington, MA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Two‑family residence offering potential rental income or multi‑generational living; Conveniently located near downtown Great Barrington; Spacious 1,964 sq ft of living space with 4 bedrooms and 2 bathrooms
