Two-Family Home Near
For Sale
$399,900
41 Pearl Street Unit 12, Great Barrington, MA 01230
Two-family residence with period charm, close to downtown.
Property Size1,964 SF
Lot Size0.25 Acres
Price / SF$203.62
Days on Market293
Property Features for 41 Pearl Street Unit 12
General Information
Standard status
Active
Size
1,964 SF
Total Parking Spaces
4
Lot size
0.25 Acres
Property subtype
MultiFamily
Taxes and HOA fees
Annual Taxes
$5,627
Amenities
Oil, Propane, Furnace, Yes
Yes
2
2.00
8.00
In Basement, In Unit
Cable Avail
Dryer, Range, Range Hood, Refrigerator, Washer
GREY
Porch, Patio
Building Details
Year Built
1900
Listing Agency:
FAIRGROUND REAL ESTATE, INC
(413) 329-1279
Listed By:
David Carlson · License #9550743
(413) 329-1279
Source:
Compass
Added: Oct 24, 2025
Changed: Aug 8
Last Checked: May 13 at 10:13PM
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, for a total of 4 bedrooms and 2 bathrooms. The residence retains classic period charm and features a welcoming floor plan with ample natural light, hardwood floors, and period details. The kitchens and living areas are suitable for entertaining or relaxing. The upstairs bedrooms offer privacy and comfort, with storage space available throughout. The property utilizes forced hot water heating.
Key Highlights
- Two‑family residence in close proximity to downtown Great Barrington.
- Classic period charm with hardwood floors and original details.**
- Spacious layout with 4 bedrooms and 2 bathrooms across 1,964 sq ft.**
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
7.33%
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 7.33%
Second Best
Apartment 5plus
$383.4K
$335.5K – $447.3K
NOI $26,840 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$575.1K
$503.2K – $670.9K
NOI $40,254 @ 7.0% cap · market cap 10.07%
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
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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 Street Unit 12 Great Barrington, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two‑family residence in close proximity to downtown Great Barrington.; Classic period charm with hardwood floors and original details.**; Spacious layout with 4 bedrooms and 2 bathrooms across 1,964 sq ft.**
