Colonial Duplex with
For Sale
$365,000
41 Pearl St, Great Barrington, MA 01230
MultiFamily, Great Barrington, MA
Property Size1,964 SF
Lot Size0.25 Acres
Price / SF$185.85
Days on Market308
Property Features for 41 Pearl St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1
Parking
4
Parking features
Off Street
Interior features
Cable Avail
Basement
Concrete, Full, Unfinished
Appliances
Washer, Refrigerator, Range, Range Hood, Dryer
Elementary school
Muddy Brook Reg.
Middle school
W.E.B. DuBois Middle School
High school
Monument Mountain
Directions
MAIN STREET IN GB TO RT 41 TO GEORGE STREET TO PEARL STREET.
Subdivision
South Registry
Standard status
Active
APN
GREA M:011.0 B:0000 L:0043.0
Size
1,964 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5627
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Water front
1
Building Details
Year built
1900
Number of units
2
Flooring type
Laminate, Wood, Carpet
Building materials
Wood Frame, Vinyl, Fiberglass
Roof type
Asphalt
Architectural style
Colonial
Listing Agency:
FAIRGROUND REAL ESTATE, INC
(413) 717-0276
Listed By:
David Carlson · License #9550743
(413) 329-1279
Added: Nov 4, 2025
Changed: Sep 6
Last Checked: Sep 8 at 12:06PM
MLS# 248169
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial duplex at 41 Pearl St. contains 1,964 square feet on a 0.25-acre lot, with two separate units configured as two bedrooms and one bathroom on each side. The 1900-built residence includes hardwood, laminate, and carpet flooring, forced hot water heating, a basement, and kitchens equipped with ranges, range hoods, refrigerators, washers, and dryers. Public water and public sewer serve the property, while off-street parking is available.
The home is located near downtown Great Barrington in Berkshire County. A backyard provides outdoor space for gardening, barbecues, play, or quiet use. The asphalt roof was replaced in 2019. The property requires updating and refreshing, and the rear apartment offers potential attic space for an office, den, television room, or meditation area. The existing duplex configuration supports separate occupancy, with the option described for conversion back to a single-family residence.
The home is located near downtown Great Barrington in Berkshire County. A backyard provides outdoor space for gardening, barbecues, play, or quiet use. The asphalt roof was replaced in 2019. The property requires updating and refreshing, and the rear apartment offers potential attic space for an office, den, television room, or meditation area. The existing duplex configuration supports separate occupancy, with the option described for conversion back to a single-family residence.
Key Highlights
- Duplex with two 2 BR/1 BA units and 1,964 square feet
- 0.25‑acre lot near downtown Great Barrington
- 1900‑built Colonial residence with a roof replaced in 2019
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
Lease Details
2
Residential units
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit Colonial residence near downtown with hardwood flooring, public utilities, and off-street parking.
Where is this duplex located?
The property is located at 41 Pearl St 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: Duplex with two 2 BR/1 BA units and 1,964 square feet; 0.25‑acre lot near downtown Great Barrington; 1900‑built Colonial residence with a roof replaced in 2019
